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Home My WebLink AboutCC Resolution 10615 (General Plan 2000 Amendment)RESOLUTION NO. 10615 RESOLUTION OF THE SAN RAFAEL CITY COUNCIL APPROVING AN AMENDMENT TO THE SAN RAFAEL GENERAL PLAN 2000 TO: A) AMEND THE HOUSING ELEMENT (POLICIES H-19 AND H-20 AND PROGRAMS H -C, H -DD AND H -EE), LAND USE ELEMENT (POLICY LU -10B), EAST SAN RAFAEL (POLICY ESR -6), APPENDIX A (GLOSSARY) AND THE HOUSING ELEMENT BACKGROUND REPORT TO LOWER THE AFFORDABLE HOUSING STANDARDS FOR NEW BELOW MARKET RATE RENTAL UNITS (GPA 99-5), B) AMEND THE LAND USE MAP OF THE LAND USE ELEMENT REDESIGNATING THREE ACRES OF LAND FROM LIGHT INDUSTRIAL/OFFICE TO PUBLIC/QUASI-PUBLIC LAND USE DESIGNATION LOCATED AT 2350 KERNER BOULEVARD/200 MORPHEW STREET (GPA 99-2) AND C) UPDATE APPENDIX B- LAND USE TRAFFIC ALLOCATIONS (GPA 99-4) The City Council of the City of San Rafael finds and determines that: WHEREAS, amendments to the San Rafael General Plan 2000 have been initiated and filed to a) address changes to specific policies, programs and provisions of the San Rafael General Plan 2000 with the intent to lower the affordable housing standards for new below market rate (BMR) rental units (GPA 99-5), b) consider a change in the land use designation for a three -acre portion of an 10+ acre site located at 2350 Kerner Boulevard/200 Morphew Street (GPA 99-2) and c) update Appendix B (Land Use Traffic Allocations), as required by Circulation Element Policy C-4 (Trip Allocations) (GPA 99-4); and WHEREAS, the Planning Commission is required by State law to hold at least one public hearing and make a written recommendation to the legislative body on that adoption of any General Plan Amendment; and WHEREAS, on February 29, 2000, the Planning Commission held public hearings on the proposed amendments to the San Rafael General Plan 2000, accepting public testimony and the written reports of the Department of Community Development. On a 5-0-2 vote (Atchison and O'Brien absent) recommended to the City Council the approval of the proposed amendments; and WHEREAS, the City Council has adopted Negative Declarations addressing the proposed amendments by adoption of separate resolutions; and WHEREAS, on March 20, 2000, the City Council held a duly noticed public hearing on the proposed General Plan Amendment (GPA 99-2, GPA, 99-4 and GPA 99-5), accepting public testimony and the written reports of the Community Development Department. NOW, THEREFORE, BE IT RESOLVED, that the City Council does hereby adopt the proposed General Plan Amendment based on the following findings: The public interest is served by the adoption of the proposed amendment to the below market rate affordable housing policies and programs of the San Rafael General Plan 2000. The amendment would lower the affordability standards for new below market rate (BMR) rental housing unit, thus making such units more affordable to the lower paid, entry-level worker in private industry. The proposed amendment would be consistent with Housing Element Goal H -A, which encourages the provision of a habitable dwelling for every City resident and encouraging new housing that would meet the need of all economic segments of the community. Furthermore, the public welfare of the community would be served by the adoption of the proposed amendment in that, a portion of the new rental units developed in the community would become available to a lower income segment of the City's population. The public interest would be served by the adoption of the proposed amendment to redesignate 3.0 acres of land from Light Industrial / Office land use designation to Public/Quasi-public land use designation in the East San Rafael General Plan planning area. The amendment would be consistent with the General Plan and surrounding land uses in that, the relocation of the Corporation Yard is consistent with policies LU -18a and LU -50 and Program LU -z of the General Plan, which encourage relocation of the existing City Corporation Yard site. In addition, Public/Quasi-Public land uses are compatible in all zoning districts, in particular the Light Industrial district which permits uses similar to uses permitted in the P/QP land use, such as the proposed Corporation Yard use. Furthermore, the public welfare of the community would be served by the adoption of the proposed land use amendment in that a new City Corporation Yard public facility would be established to serve the City in an area suited for the proposed land use, and the existing Corporation Yard site can be redeveloped with uses more consistent with the Downtown area. GPA 99-4 The public interest is served by the adoption of the proposed amendment to update Appendix B (Land Use Traffic Allocations) of the San Rafael General Plan 2000 in that this appendix has not been updated since 1991 and, therefore, does not a) reflect the numerous development projects have been approved and built since 1991 or b) reflect the current number of trips that are to be reassigned to the trip reserve. Furthermore, the proposed update of Appendix B would be consistent with General Plan Circulation Policy C-4 (Trip Allocations), which requires that this appendix be "updated periodically to delete built projects and reflect subdivisions." Lastly, the public welfare of the community would be served by the adoption of the proposed amendment in that, it would provide current data on approved and built development projects and current data on the number of remaining PM peak hour trips available for future development in traffic impacted areas. NOW, THEREFORE, BE IT FURTHER RESOLVED, that the City Council adopts the following General Plan Amendment: GPA 99-5 Amendments to policies, programs and Housing Element Background Report, outlined in attached EXHIBIT A. GPA 99-2 Amendment to land use designation for a three -acre portion of a 10+ acre site located at 2350 Kerner Boulevard/200 Morphew Street, re -designating this area from Light Industrial/Office to Public/Quasi-Public land use (see attached EXHIBIT B, map). GPA 99-4 Update of Appendix B (Land Use Traffic Allocations), outlined in attached EXHIBIT C. The foregoing Resolution No. 10615 was read and introduced at a regular meeting of the City Council on the twentieth day of March, 2000, and ordered for a second reading by the following vote to wit: AYES: COUNCILMEMBERS: Cohen, Miller, Phillips and Vice -Mayor Heller NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: Mayor Boro and will come up for a second reading and adoption at a regular meeting of the City Council to be held on the 3rd day of April, 2000. JEAKNE M LEONCM, City Clerk ATTACHMENTS: EXHIBIT A- BMR Housing Policy and Program Amendments EXHIBIT B- Amendment to General Plan Land Use Map EXHIBIT C- 2000 Update of Appendix B (Land Use Traffic Allocations) Gpares0l.doc EXHIBIT A PROPOSED AMENDMENT TO SAN RAFAEL GENERAL PLAN 2000 POLICIES AND PROGRAMS ADDRESSING AFFORDABILITY STANDARDS FOR NEW BELOW MARKET RATE (BMR) RENTAL UNITS GPA 99-5 Amended language is presented in italicized and stat format - Policies and ProRrams- H-19 Below Market Rate Housing in Market Rate Residential Projects. Residential projects of 10 or more lots/units shall be required to provide at least 10% of their units affordable to mader- to ineeme households ,.t 40 low- and moderate-inconne households. For projects proposing for-sale%wnership units, the below market rate units shall be affordable to moderate -income households at 80- 100% of median income for 40 years. For projects proposing rental units, the below market rate units shall be affordable to low-income households at 50-80% of the median for 40 years. The City's primary intent is the construction of units on-site. If this is not practical, the City will allow other alternatives of equal value, such as in -lieu fees, construction of units off-site, donation of a portion of the property for future non-profit housing development, etc. H-20 Affordable Housing Projects. Projects with high percentages of units affordable to very low-, low- and moderate -income households are desired, high priority projects. than 151&-akotal uniis ^ffe -,hale to lew ifleeme (50 80% of d,,an) and mader-ate ineeme (80 100% of median) household -s-, with .,t lease 407 for- to ineafne households for- at least 40 year -s. Bonuses may be provided for projects providing for-sale%wnership or rental units, which provide more than 15% of total units affordable to very low-, low- and moderate -income households. For projects proposing for-sale%wnership units, the below market rate units shall be affordable to low-income (50-80% of median) and moderate -income (80-100% of median) households, with at least 8% for low income households, for at least 40 years. For projects proposing rental units, the below market rate units shall be affordable to very low-income (below 50% of median) and low-income (50-80% of median) households, with at least 8% for very low-income households, for at least 40 years. The bonuses that may be provided are as follows: . H -c "Fast Track" Processing and Reduced Fees for Affordable Housing Projects. The City will "fast track" and reduce or waive fees for projects which provide at least 15% BN4R housi of the units affordable to very low- , low- and moderate -income households, for 40 years, with at least 8% for very low- and low-income households, as defined by Policy H-20. A-1 H-dd Affordable Housing Incentives and Regulations. The City will develop density bonus guidelines and incentives for renter and ownership projects that provide a minimum of 15% of total units affordable to very low-, low - and moderate -income households, for 40 years, as defined in policy H-20. . . H-ee Below Market Rate Housing in Market Rate Residential Projects Evaluation. Evaluate and consider changes to the City's BMR housing requirements (Policy H-19), including: (1) Increasing the minimum requirement for the portion of units affordable to low- and moderate -income from 10% to 15%; (2) establishing requirements for projects below 10 units; . LU -10b Density of Residential Development and Density Bonuses. Densities above the otherwise maximum allowable residential density under the zoning ordinance and Land Use Element may be granted for projects which provide more than 15% of total units affordable for 40 or more years to very low-, low- and moderate -income households (as defined in Policy H-20), with at least 8% for very low- and low-income households.... ESR -6 Housing. Consistent with City housing policies and programs, provide City leadership in preserving, protecting, and conserving the rental housing stock. Support City housing policies and programs to strictly limit condominium conversions, except limited equity cooperatives or other innovative housing proposals which are affordable to very low-, low- and moderate -income households, as defined by Housing Element Policies H-19 and H-20; encourage upgrading existing residential units; prevent housing discrimination; and require provision of long-term term units affordable to very low-, low- or moderate -income households in new residential projects with more than 10 units (as defined by Housing Element Policy H-19). Appendix A- Glossarv- BMR units (Below Market Rate Units): Rental or sales units made available to very low, low and moderate income people at below market rates. See "Housing affordable to low- and moderate -income households" in Housing Background. Inclusionary Unit: An ownership or rental housing unit as required by the City, which is affordable to households of very low, low or moderate income. Inclusionary Zoning: The establishment of incentives (for instance, density bonuses) or standards (for example, linkage of new office construction to residential construction as in San Francisco) encouraging construction of units for very low-, low- and moderate -income residents. Housing Element Background Report - Insert the following new paragraph and two new tables on Page HB -60 (section entitled: 3. Housing Costs and the Ability to Pay for Housing), following the Rental Affordability (1990) table: A-? In March 2000, the City amended Housing Element Policies H-19 (Below Market Rate Housing in Market Rate Residential Projects) and H-20 (Affordable Housing Projects) in recognition of a) an increase in the County's median income and b) an increasing inability of very low-income households to afford rental housing. The amendments to these policies (and to other related policies and programs) ensure that a proportion of new rental units will be affordable to very low-income households, which would better provide for the housing needs of this valuable part of the local economy. Marin County Median Income- March 2000 Two -Wage Eamer Household (1994-1998) (1) Affordable rent is defined as 30% of income spent on housing. Assumes two persons sharing a two-bedroom unit both paying no more than 30% of income. Bolded rent amounts are within the current market rate. Exbtabmr.doc A-3 Median CPI 1998 6.60% 3.18% 1997 4.99% 3.42% 1996 4.25% 2.31% 1995 2.06% 1.95% 1994 6.10% 1.64% 1993 8.90% 2.67% Average: 5.48% 2.53% Monthly Salaries and Affordable Rents Marin County Workers- Private Industry (March 2000) Title Entry Affordable Experienced Affordable Experienced Affordable Rent (1) Rent (1) 3+ Rent (1) Sales associate $1,104.00 $662.00 $1,280.00 $768.00 $1,600.00 $960.00 Gardener $1,120.00 $672.00 $1,440.00 $864.00 $1,920.00 $1,152.00 Cashier $1,120.00 $672.00 $1,440.00 $864.00 $1,920.00 $1,152.00 Carpenter $1,280.00 $768.00 $2,000.00 $1,200.00 $2,400.00 $1,440.00 Bank teller $1,360.00 $816.00 N/A N/A N/A N/A Receptionist $1,411.20 $847.00 $1566.40 $940.00 $1,800.00 $1,080.00 Office clerk $1440.00 $864.00 $1,760.00 $1,056.00 $2,160.00 $1,296.00 Electrician $1,600.00 $960.00 $2,240.00 $1,344.00 $3,200.00 $1,920.00 Auto mechanic (1) $1,600.00 $960.00 $2,480.00 $1,488.00 $3,280.00 $1,968.00 Medical assistant $1,760.00 $1,056.00 $2,080.00 $1,248.00 $2,400.00 $1,440.00 Personal banker N/A N/A N/A N/A $3,348.80 $2,009.00 (1) Affordable rent is defined as 30% of income spent on housing. Assumes two persons sharing a two-bedroom unit both paying no more than 30% of income. Bolded rent amounts are within the current market rate. 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