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Home My WebLink AboutCD Housing Topics and Issues PPTHOUSING DISCUSSION CITY COUNCIL MEETING -AUGUST 20, 2018 OVERVIEW -PURPOSE Booming economy + housing need = Impacts on Bay Area + San Rafael Many issues & challenges surrounding housing Informational report ➢Provide current issues, data and statistics ➢Promote discussion and seek direction for follow-up INFORMATIONAL REPORT State of California laws + housing mandates (RHNA) Regional Planning for Housing Local Planning –General Plan policies + regulations Current City housing information, demographics, statistics Housing development activity Rental Housing Market Special topics (e.g., short-term rentals) 2017-2018 Housing Legislation STATE HOUSING MANDATES Housing Element required for each local jurisdiction Goals, policies, programs to promote/facilitate housing Must incorporate “RHNA” RHNA = demonstrate zoning/property inventory can accommodate local allocation Housing Element cycle = 8 years (2015-2023) SB 375 = “SCS” REGIONAL PLANNING Council of Governments (“COG”) for Bay Area = ABAG/MTC COG responsible for distributing RHNA provided by State COG responsible for “SCS” = Plan Bay Area 2040 Plan Bay Area= projects growth + promotes concentrated growth around transit through Priority Development Areas San Rafael has one PDA (Downtown) + City in accord with housing growth projections HOUSING ELEMENT – GOALS & POLICIES Accommodate citywide housing need (Goal 3) Promote diverse housing supply (Goal 4) Support/encourage affordable housing citywide (Policy H-1) Support special needs housing (Policies H-9, H-12) Support “aging-in place” (Policies H-11, H-13) Promote fair housing practices (Policy H-5) Encourage higher density housing near transit (Policy H-15) Enforce inclusionary housing requirements (Policy H-18) AFFORDABLE HOUSING POLICIES Inclusionary housing requirement since 1986 Requirement = 10-20% On-site development of “BMR” units = first priority Affordable housing in-lieu fee + commercial linkage Affordable housing in-lieu fee Fund 243 Density bonus provisions CURRENT CITY HOUSING INFORMATION, DEMOGRAPHICS & STATISTICS POPULATION & HOUSING Population = 60,651 Housing Units = 23,906 Mean household size = 2.3/hh (owners); 2.68/hh (renters) Median age = 40.2 years (lower than County = 44.5 years) POPULATION & HOUSING AGING POPULATION <18 22% 18-34 18% 35-44 15% 45-54 14% 55-64 11% 65+ 18% POPULATION GROWING MORE DIVERSE 99.1%97.5%92.8% 83.8% 75.8%70.6% 0.9%2.5%7.2% 16.2% 24.2% 29.4% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 1960 1970 1980 1990 2000 2010 POPULATION & HOUSING INCOME TENURE –OWNER VS RENT Under $20,000 13% $20,000- $49,999 21% $50,000- $99,999 24% Over $100,000 42%52%48%Owners Renters HOUSING STOCK 46% 10% 9% 33% 2%1-unit, detached 1-unit, attached 2-4 units five plus units mobile homes 2000 or later 4%1990s 8% 1980s 12% 1970s 18% 1960s 23% 1950s 19% 1940s 6% 1939 or earlier 10% AFFORDALE HOUSING INVENTORY Population Served San Rafael Marin County Public Housing 40 496 Seniors 256 1,126 Family 680 2,791 Disabled 84 207 Permanent/Supportive Housing 52 337 Transitional & Shelter 185 336 Homeownership (BMR for-sale units 117 832 TOTAL:1,414 6,125 ACCESSORY DWELLING UNITS ADUs (Second Units) regulated since 1983 Approximately 200 citywide Major change to State-mandated ADU laws in 2017 (relaxed) Trend prior to 2017 = 4-6 ADUs approved/year Trend after 1/2017 = 30 ADUs in 2017; 27 ADU apps YTD Junior Second Units = approved ordinance in 2016 Updated local ordinance forthcoming this fall ASSISTED LIVING/CONGREGATE CARE Communal/collective environment offering room and board and assistance Akin to residence hotel + institutional (assistance) Provides a critical housing need (seniors, disabled) Challenges = ➢No RHNA credit ➢Historically defined as commercial use for purposes of meeting affordable housing requirements HOUSING DEVELOPMENT ACTIVITY Units built during last RHNA cycle (2007-2014)= 171 units Units built under current RHNA cycle (2015-2022)= 108 units Housing development approved and under review; several potential housing developments Report Attachment 2 Housing Projects Approved, Under Review, Potential RENTAL HOUSING MARKET CHALLENGES FOR RENTERS 48%of housing units in San Rafael = renter occupied Average apartment rent in San Rafael (7/2018) = $2,531/mo One-in-three California renters pay more that 30% of income on housing Actions being taken statewide and at local level STRATEGIES FOR DISCUSSION Source of income discrimination (rejecting vouchers) Mandatory mediation (when rent increases by +5%) Just cause eviction (strong purpose vs. retaliation) Economic eviction relocation fee (relocation fee) Rent control/stabilization (e.g., mobile home ordinance) SHORT-TERM RENTALS Prolific in Bay Area-high cost of housing; tourism; homeowner’s struggle to pay mortgage “Pros” and “Cons” County + Mill Valley = permit/tax; Tiburon + Sausalito = Prohibit San Rafael does not regulate, enforce or tax; staff has monitored activity for past 3 years Host Compliance –database source; 250 active rentals Few complaints 2017-2018 HOUSING LEGISLATION 16 new housing laws signed by Governor Brown in 2017 Half-dozen 2018 housing bills in the works SB35 –mandatory “ministerial review” for qualifying housing projects (NO discretion by City) ➢Project must meet “objective planning standards” ➢Applicant must obligate to pay prevailing wages for all construction Staff working on “objective planning standards” + process SUMMARY Lots of topics and issues! Discuss and provide direction on follow-up or next steps for selected issues (study sessions; formal report?) Accept report QUESTIONS