HomeMy WebLinkAboutPlanning Commission 2014-12-09 #4REPORT TO PLANNING COMMISSION -Case No: GPA14-001; P13-003 Page 2
RECOMMENDATION
It is recommended that Planning Commission the following action:
1 Open public hearing and public comment
Review and comment on Final Housing Background Report (Appendix
EIR Addendum.
3. recommendi to the City the adoption of EIR #3 1 );
and
4. resolution
(Exhibit 2).
to City Council adoption the Final Housing
BACKGROUND
H
1 been one seven m elements required of local General
Plans. must prepared in with the statutory requirements of the
Element law. Further, these elements are regulated by provisions under Article 10.6 of
ment Code (Sections 65580-65589.8) and are reviewed by HCD. Housing law
(Government directs HCD to work with regional councils the
Association Area Governments (ABAG) for Bay Area, project regional housing needs and
allocate a portion to jurisdiction in the The RHNA is the distribution of housing need by
income level that are required to accommodate in their Housing Elements Since first RHNA in
1981) Housing have required incorporate the of projected regional
which are typically in a Housing Needs Unlike the State-mandated
of local General historically, the requires that the Housing Element updated
four-five years, which includes and certification by The RHNA is provided to the
jurisdiction for each four-five-year Since 1 1, the City has prepared and adapted five Housing
The City has responsive has past Housing
certification in a timely manner.
Current Adopted Housing Element (2009-2014)
The City current 4 Housing Element was adopted by the
HCD in included an update of data,
information and incorporation of policies compliance State mandates including
The Element planned for a capacity 2,539 un to meet previous of
proViding an adequate cushion or buffer. Where necessary, the Zoning Ordinance
Map were amended to implement adapted Housing Element.
Changes the Housing Element Cycle and Review I""n)ct:~55
the Housing (2009-2014) the
since 1 1, several must now be taken into consideration
(2015-2023),
Housing
planning extended from four-five to eight in link with Regiona!
Transportation Plans thereby redudng frequency of updates. D certified
Housing to qualify for transportation
the City's currently-certified Element been instrumental in
in funding from the Transportation Authority of Marin Bay
and other transportation Third, Rafael's
has reduced by nearly percent, from 1,403 units to
recommends that jurisdictions identify Within
grant , To date,
approximately $2 million
grants to help improve local
for this current cycle 15-
1,007 units. However, HCD
boundaries is above
and beyond the requi housing numbers identified in each RHNA cycle, to offset that may be
developed at denslties identified In the analysis, rther, an adequate
room for potential for "denSity bon A buffer
REPORT TO PLANNING COMMISSION -Case No: GPA14-001; P13-003 3
RHNA a "margin of H Lastly, current Housing must
in compliance with other legislation including: Bill 2 (emergency shelters by Assembly
1 (facil itating accessory and Unit Law). Senate Bill
(compatibility with Sustainable
accommodations for persons with disabilities)
Bills 520 812 (Reasonable
65915 Density Bonus Law).
Following the passage of Senate Bill (2008),
I with region-wide planning
and MTC in 2013, is
planning document housing and
use strategies which reduce greenhouse emissions, as by promoting compact,
and residential development, which in turn, is reinforced by ABAG's Regional Housing
Allocation (RHNA). To qualify for transportation funding and linked to Bay Area,
Elements be com with regional transportation plans and demonstrate compliance
through HCD The Housing review above is one
tools established in to SB 375.
pursuing the streaml through Hredlined" (track
element to obtain the eight-year
obtain City to challenges
among others: a) of the City's ability to
and approve subdivision until the Housing is b)
with the previous cycle; c) an additional requirement to complete a
four years of ht for the three planning d) an
higher level ny from ; and e} eligibility for State local grants for
transportation improvements.
The for an adopted Housing Element by City Council for the 201 planning for all
Bay jurisdictions is City staff has working M-Group, our planning
consultants set a deadline update the Housing Element following
from HC update are descnbed as follows:
Step 1-Completion of Housing Needs Assessment
The City San using was completed in April
above, is the first in the update process. assessment is
via the following link:
14, which, as noted
on-line and can be
A of the housing issues identified in is nrrHllr,,;;:,n as follows:
)i> For this next 15-2023 the City's RHNA is slightly lower (1,007 residential units).
>-The City's senior population is increaSing. Nearly one-quarter of San
citizens. reason, is an In housing
"aging-in-place" programs.
households are
and demand
)i> The City's homeless for emergency housing has . Based on
the methodology that is used to determine this need (survey/census), the housing need is
175
TO PLANNING COMMISSION Case No: GPA14-001; P1J-003 4
an in and housi . A significant percentage of
live elsewhere.
~ The City is experiencing an
residents own
but their median annual
annual income ($1 ,914).
> While household overcrowding decreased in last
from 21.3% in 2000 to 12 in 2010), it continues to be an
that rent versus
in San
the owner
(renter overcrowding dropped
in certain neighborhoods.
The of the Housing must and incorporate the existing and housing
needs identified in this assessment was reviewed by Planning Commission on
April ,2014
Step 2-Completion of Draft Housing Element
On 1, 2014, the Housing and Background and
published on the City's The format, organization, content and
Element is provided in the Project Description section of report (below) August 12, 2014, the
conducted a public hearing on the Draft Element. Following public
comment and , the Commission di to: a) a num additional
changes, particularly to policies b) submit the document to
for review.
Step Review of Housing (HeD)
September 4, the Draft Housing Element Background Report were submitted to
review. On October 23, 2014, HCD to uest clarification discuss minor
changes the needs to see in Housing Element. completed edits and returned
the document to HCD. With these changes, determined that the Draft Housing
Element complies with requi and on November 3, 2014, a letter to the City
confirming determination (Exhibit 3). Housing Element will considered compliant with
Housing law once by City Council above, Ine is January
, 2015) and submitted to
Step 4-Final Draft Housing Element Review and Action by City
This is currently this step in August 2014 Draft Housing and
project description (below) have to the changes by HCD.
this step, hearings are conducted by Planning Commission and Council to
n:nI'IP\M and on the Fi Housing
Step 4-Certification by
Following Council adopting Final Housing Element and Background the
document be forwarded to HCD for certification. ThiS step is to be completed by
mid-January 20 5.
PROJECT PTION
Overview
The following project description provides an overview of the Housing its
content The project description is largely same as the description provided
4 Planning Commission except been to reflect the
REPORT TO PLANNING COMMISSION -Case No: GPA14-001; P13-003 5
HCD. are reflected
following links
As previously reported, the Element update
with targeted revisions. the Final
current element with little development
a RHNA, the Housing
existing housing site inventory that would result in the for new housing or . In fact, as
below, several sites were removed from the inventory. In addition, the updated data in the
the findings the Housing the most being the
dissolution of the Redevelopment Agency (RDA), resulting in the elimination or consolidation of a number
of
Document Organization
The document is structured to follow the currently-adopted Housing Element, which i a section on
the Policies and as the key of the element. corresponding
the plan have been pulled from sections in the General Plan (or Appendices)
and strategies and background analyses. These been organized Appendix B
(Background Report) and the General Plan will be to include Appendix through 8-5
as below.
The Housing Element is as follows:
<:!""'~Tlrln outlines the for promoting affordable housing in the City and prOVides a status
on the speCific programs that were drafted for currently-adopted Housing As part
2025-2023 update programs were reorganized, consolidated and/or as described
below,
B~1) -
needs housing characteristics
has received a complete update from
previous Housing Element, drawing from the U.S.
other sources. Although data has been updated, changes are not reflected in
edits. was done to provide clarity in review and remove impediments in
of this document by HCD, City staff interested parties.
Housing Constraints (Appendix
and non-governmental constraints
section been redlined to
the Housing identifies
may affect the development of housing. The
has changed from the Housing Element.
REPORT TO PLANNING COMMISSION· Case No: GPA14-001; P13-003 Page 6
Inventory and Capacity Analysis (Appendix B-3) -this section provides an analysis
showing how the City has planned for the requi number of units to meet the RHNA This
contains an inventory of sites and shows residential capacity of these sites can meet
housing needs in each income level. in this section have been red!ined.
an updated and reorganized inventory and capacity A
discussion of the site inventory IS
Resources (Appendix B-4) -the Housing section identifies the financial
resources administrative resources that are to support the development of housing.
highlighting the City's effort to promote conservation opportunities are
and the energy conservation
have been made.
Redlined changes show
Evaluation of Accomplishments under Adopted Element (Appendix 8-5) -The
of Accomplishments section .... ,"" ........ '""'",,,;, that have been
adopted in the currently-adopted updates are shown as redlined
Public Participation (Appendix 8·6) -The Public discusses public outreach
as part of the update nrl"lf"'C><:
Summary
1,
2.
3.
4 provides a "roadmap" (Navigation of
of the Final Draft Housing Element.
fall into the following categories:
of the edits to the policies and
in the August 2014 draft document,
DOIIGIE;S and programs were maintained and carried forward However, most
were renumbered as part of the update.
In
(Inclusionary Housing Nexus
a nexus study to: a) evaluate in-lieu
inclusionary housing requirements in the Zoning
with the 2012/2013 completion of the Downtown
Plan, Programs H-15a and H-15b have been
area plan.
the dissolution of the RDA, programs that were the direct
since they are no longer applicable (some programs
to remove the RDA reference). Other programs were
measureable policies, or are no longer
include the Planning Commission's recommendations
As directed by the Commission,
addressing
requirements
changes include a
that the City
; and b) amend
with recent court
Plan and Civic
to include a program for
were
were simply
were completed, did
REPORT TO PLANNING COMMISSION -Case No: GPA14-001; P13·003 Page 8
Revisions Completed in Response to Review
noted above, in 2014, Housing Element was submitted While
HCD conditionally-certified Draft Element on 2014, HCD
Housing in changes and to the These edits
were incorporated in Final Draft
summary of the key requested by
Element and Background Report (Appendix 8). A brief
is provided as follows
./ New Policy H-1 9 (Energy Conservation and Sustainability) and H-i9a
(Sustainabil and have been reinforce
linkage to Plan SustainabIHty Element
./ provided in
./ The timeframes for implementing of the element programs were adjusted,
./ For programs to homeless and emergency an discussion of
the City's (specifically Economic Development) has provided
./ An expanded discussion and of the standards required emergency
shelters provided in the Report.
ANALYSIS
Compliance with
Final Draft Housing update is compliant with requirements set forth by
Article 106 of the Government Code 65580-65590)) and consistent with HC
update requi of this fifth by:
./ Effectively the existing
Needs Assessment.
./ Providing
resources,
needs in through an
law (pursuant
streamlined
Housing
needs,
./ Identifying and updating the
preservation of an adequate supply
conditions to support the development and the
housing, including housing affordable to families
and workers .
./ Updating the inventory of sites to
Element, have been
or have been built out) .
./ Implementing identified in
provisions),
./ Refining the
strategies such as
Compliance with the ng Needs 1"!.::>:~t:::>O;:"',DnT
stated above law mandates that
previous
projected housing needs of all economic of the community.
of the
element (e,g.,
for promoting
housing for the
a number of housing concerns over the 2015-2023 planning
housing, for resources for
in Element were to specifically
Bonus
housing
example the following poliCies directly to the key concerns identified
./ Pollcy H-6. Funding for Affordable Housing
./ Policy H-7. of the Existi ng Stock
REPORT TO PLANN ING COM MISSION -Case No: GPA 14-001; P13·003
./ Policy H-11. House Sharing
./ Policy H-13. Senior Housing
.,/ Pol icy H-16. Second Units
./ Policy H-12. Residential Care Facilities and Emergency Shelters
General Plan Amendment (GPA14-001) Consistent with General Plan 2020
Page 9
As noted above, adoption of the Housing Element updated requires an action to amend the San Rafael
General Plan 2020 (GPA14-001). Essentially, the action would replace the current Housing Element
chapter and Appendix B with the update. This action is represented as a single amendment to General
Plan 2020, which is presented in one resolution for Planning Commission consideration (Exhibit 2). The
process implemented for GPA 14-001 is consistent with City Council Resolution No_ 8379, which includes
notification to appropriate agencies and neighboring jurisdictions.
Consistent with Senate Bill 18 (SB18), when processing a General Plan Amendment, the City must
consult with the local Native American tribe to determine if there is interest In Tribal Consultation. An
offer of Tribal Consultation was made to but the City did not receive a response from the local tribe
(Federation Indians of Graton Rancheria).
As proposed, the General Plan Amendment action required to adopt the updated Housing Element is
consistent with and anticipated by the General Plan 2020. Independent of the State-mandate to update
the Housing Element, Program H-1 a encourages an annual review, which promotes updating the
element.
Relations hi P to Assam bly Bill 1537 (AB 1537 -Levine)
Mann County IS part of the greater San Francisco-Oakland-Fremont Metropolitan Statistical Area (MSA).
The MSA designates areas/counties in the region in various categories; these categories influence the
residential density obligations required by the State Housing Element laws. Given the immediate
proximity to San Francisco, Marin County was included in the "metropolitan" category that is designated
for San Francisco and Oakland. For metropolitan areas, the State Housing Element law requires that
local jurisdictions plan for higher denSity housing in their Housing Elements, with a "default" minimum
zoning density of 30 dwelling units per acre. Our currently-adopted Housing Element and zoning districts
that permit higher density residential use comply with this default denSity. The default density of 30
dwelling units per acre is intended to facility the development of lower-income housing
In early 2014, Assembly Member Marc Levine authored AB1537, which aimed at re-designating cities
within Marin County with a "suburban" MSA category, thus changing the minimum default residential
density standard (reducing the current default minimum zoning density of 30 dwelling units/acre to 20
dwelling units/acre) for Housing Element compliance. AB1537 was crafted to affect or be applicable to
Marin and other counties in an MSA with a population of less than 400,000 and a city population of less
than 100,000. The bill was supported by both the State Senate and Assembly and was ultimately
approved and signed by the Governor in September 2014. This new law, which amends Section
65583.2 of the Government Code, will go into effect on January 1, 2015. This new law has some
nuances:
>-The new law does not impact or change the City's RHNA (1,007 units).
;.;;. The new law maintains a "status-quo" for residential zoning densities Within %-mile of the two
SMART stations, in effect on June 30,2014.
>-The new law is effective for eight years and will "sunset" at the end of this next RHNA cycle
(2023).
The approved and signed AB1537 can be accessed and viewed at the following link:
REPORT TO PLANNING COMM ISSION • Case No: GPA 14-001; P13-003 10
through the Governor's . As passed, staff
1 the law a minimum default density of dwelling units per acre, the City's current zoning
districts that allow for higher density residential use and the Final Draft Element comply
with this new law.
With the exception
this law provides
permit residential
residential use
'Y2-mile area radius surrounding the two San
City an opportunity to the densities of our
in excess of 20 dwelling units per acre.
in excess of 20 units acre include:
HR (Multiple-Family Resldential)-up to (net)
o (Office)-up dulac (net)
GC (General Commercial)-up to 43 dulac (net)
RIO (Residential/Office)-up to 43 dulac (nef)
C/O (CommerciaIIOffice)-up to 43 dulac (net)
NC (Neighborhood Commercial)-up to 24 dulac (net)
All Downtown up to 72 dulac (net)
SMART stations,
districts that
that allow
distributed
3. Should the City a "dial back" in the for the above districts, the
State (HCD) would not uire that our Housing be re-submitted for review and re-
certification provided that all resulting changes ~=-'--"'-'-""-=-'-'-'---"'-'--'-'-'-'--"-'---'-For of review.
staff has assessed following two scenarios that would address a "dial in zoning
densities:
==-:.!:~--,-.' Assess housing inventory
dwelling units the housing
stations (maintain current densities per the law)
of the housing inventory would be reduced to 1
RHNA
capping the zoning
within 'Y2-mile
this scenario, the
units, which would
housing inventory citywide capping
dwelling units per acre, uding the housing inventory within: a) %-mile of
stations (maintain current densities per the law); and b) the Downtown zoning
this scenario, the total capacity of the hOLising inventory sites would
units, which would meet our current RHNA.
or district
reasons:
1. Affordable housing is very difficult to finance and build at lower densities.
purchase land in Mann nty is extremely high. , the financing that
subsidize an affordable housing project typically involves competing for tax
are biased to projects yield a higher unit this reason, Marin
compete well for credit dollars.
densities for
the cost to
is Ired to
dollars which
not
REPORT TO PLANNING COMMISSION -Case No: GPA14·001; P13-003 11
2. As noted above, this law in 2023, which coincides with the of the next RHNA
cycle It is that the City's RHNA will for the
3. There is one major side to a "dial back" of zoning As
that permit higher density residential use are distributed citywide on fully-developed sites, many
would non-compHant with property zoning. There are
areas that are residentially-developed densities that exceed 20 dwelling units per acre. Major
areas would be impacted include: Downtown; the neighborhood; the Lincoln Avenue
corridor; segments of the Montecito/Happy Valley neighborhood Woodland Avenue; and
segments Linda, In addition, a dial back of zoning densities is essentially a "down
zoning" of properties, which requires significant outreach to all effected property owners,
4, The Housing should cushion or buffer of potential housing above
the minimum RHNA A dial-back of would significantly the cushion/buffer
that is in Final Draft Housing Element. An
reasons, First, every potential housing site its own site conditions
challenges. Applying and addressing conditions generally
impacts and/or reduces project Per the Housing Element law, if a project is approved and
built below the capacity projected in housing site inventory, it must demonstrated that the
density can be made elsewhere. it is prudent to include an cushion or buffer
to account for potential density bonus Such uests have increased in recent
ENV(RONMENTAL DETERMINATION
Pursuant to the California Environmental Act (CEQA) Guidelines, a General Plan Amendment action is
to environmental components the Plan Amendment were
carefully reviewed the Rafael General Plan 2020 certified Environmental Impact Report
(Plan EIR), 2004. Based on this review and the completion of an Initial Study, staff has prepared an
Addendum (No.3) to Plan EIR. The amendment com would not result in any new significant
or an increase in the seventy of the impacts presented in the Plan EIR. A copy Addendum
NO.3 has been to Planning for review Also, this can
on the City's Housing webpage, which can be accessed by the following link:
NEIGHBORHOOD MEETING I CORRESPONDENCE
was mai to all and 15 days to
notified Includes representatives from all of the neighborhood
i 9 (environmental, and
agencies and utilities. Correspondence received to date is attached (Exhibit 5).
meeting
and homeowner
, neighboring
During the update process, a number of public meetings and meetings with special interest groups were
to feedback about housing in Rafael, and to the to
Housing Element update, A summary of the public participation process for update is provided in the
pages B6-1 and of the Housing Element Background Report,
REPORT TO PLANNING COMMISSION· Case No: GPA14·001; P13-003 12
OPTIONS
Planning Commission following options:
1, Direct staff to make further to the documents and return to the Planning Commission for
recommendatIon.
2. the final Draft Element and Background Report
EXHIBITS
1. Resolution to the City Council adoption of EIR Addendum
2 Resolution recommending to the City Council adoption of final Draft Housing
3, from HCD, November 3,2014
4, Map"-Navigation Table
5, Correspondence received to date
6. Public Meeting Notice
(GPA 14-001)
EXHmIT 1
WHEREAS, in 2011, the City of San Rafael initiated a General Plan Amendment
(GPAII-001) which consisted of I) amending the Housing Element for 2009-2014, 2)
incorporating a new Sustainability Element, 3) Amending Conservation Element Policy CON-3,
and 4) eliminating the Project Selection Process (PSP). The Addendum to the General Plan 2020
FEIR (Addendum No.2) encompassed these policies and actions; and
WHEREAS, in 2014, the City' of San Rafael initiated a General Plan Amendment
(GPA14-001) to update the I-lousing Element for the 2015-2023 planning period, requiring
Addendum No.3 to the General Plan 2020 FEIR; and
WHEREAS, as required by the California Environmental Quality Act (CEQA)
Guidelines, General Plan Amendment GPA14-001 is defined as a 'project' and is therefore
subject to environmental review. Given the components and scope of this project, i1 was
determined that "tiering" from the General Plan 2020 FEIR is appropriate and consistent with the
CEQA Guidelines Section J 5152 in that:
1. The project and its environmental topic areas are broadJy covered and analyzed in the
General Plan 2020 FElR.
2. The project proposes a General Plan Amendment that is not site-specific or project-
specific; it addresses amendments to current policies that are applicable to the entire San
Rafael Planning Area. The level of detailed contained in this tier need not be greater than
the program, pJan or policy being analyzed.
WHEREAS, to fmiher support "tiering" from the General Plan 2020 FEIR, the Initial
Study has been prepared utilizing the most current CEQA Guidelines environmental checklist and
considered the following factors that constitute the "baseline" for review:
1. None of the components of the project result in any changes to land use assumptions or
projections currently presented in the San Rafael General Plan 2020 and analyzed in the
General Plan ErR.
2. No changes are proposed to land use designations or their respective density and intensity
parameters, nor are any changes proposed to adopted land use designations for individual
sites/properties.
3. The project proposes no changes to circulation (transportation/traffic) projections,
policies or implementing programs that would result in changes to level of service
conditions at intersections or along arterials.
WHEREAS, in preparing the Initial Study, the project was reviewed against impacts
identified and mitigation measures included in the certified General Plan 2020 FEIR (2004). The
purpose of this review was to detennine if the project would result in: new significant impacts; an
increase in the severity of impacts; or new or expanded mitigation measures from those analyzed
and detennined in the General Plan EIR; and
WHEREAS, the project and the findings of the Initial Study were assessed to determine
whether an Addendum to the EIR, Supplemental EIR or Subsequent EIR would be appropriate to
address environmental review for General Plan Amendment GPA 14-001. Public Resources Code
Section 21166 and CEQA Guidelines Section 15162 set fOlih limited situations in wh ich a
Supplemental EIR or Subsequent EIR is required once an FEIR has been certified. Further,
1-2
supports
Supplemental
(Addendum) was
2020
previously celiified
WHEREAS, the
upon which this decision is
NOWt
recommends to the
2020 the
hereby reaffirms the
celtifying
1.
EXHIBIT 1
for preparation of an Addendum EIR if no
is required; and
and
measures included in
under the General Plan
EIR or
in one or more
create substantially
in the General Plan ElR. Therefore, Initial Study
versus the preparation of a Subsequent ErR or
addendum to the certified General Plan 2020 FEIR
14,2014, Addendum (No.3) to the San Rafael
Amendment GPA 14-001; and
the Planning Commission has reviewed and
Amendment GPA 14-00 1, along with the
all applicable mitigation measures therein; and
documents which constitute the record of proceedings
Development Department
RESOLVED, that the Planning Commission
the Addendum No.3 to San Rafael General Plan
GPA14-001 based on the following findings,
in adopting Resolution No. J 1664 (listed above)
Guidelines Sections 15162 and
no subsequent or supplemental EIR
(a) substantial changes are proposed in the
due to the involvement of new significant
severity of previously identified
r.>rtt>f'tc· or
circumstances of the project's
to the involvement of new
in the severity of previously
was not known and could not
have been known at the time
). The project will
EIR;
). Significant
in the previous
). Mitigation measures or
be feasible, and would "",L'i,t<."
project, but the
alternative; or
). Mitigation measures
analyzed in the nn'""m
1
any of the following:
not discussed in the previous
substantially more severe than shown
found not to be feasible would in fact
one or more significant effects of the
decline to adopt the mitigation measure or
different from those
one or more significant
EXHIBIT 1
effects on the environment, but the project proponents decline the mitigation measure
or altemative.
2. CEQA Guidelines Section 15164(a) provides that a lead agency shall prepare an
Addendum to a previously certified General Plan 2020 FEJR if some changes or
additions to the certified EIR are necessary but none of the conditions call ing for the
preparation of a supplemental EIR have occurred. Based 011 the analysis and
documentation in Addendum No. 3 and the supportive Initial Study environmental
checklist prepared for the proposed project, none of the situations described in CEQA
Section 21166 and CEQA Guide] ines Sections J 5162 and 15] 63 apply here. Based on
the results of the supportive Initial Study environmental checklist, the City has concluded
that the proposed project would not result in new significant adverse impacts nor an
increase in the severity of impacts identified and studied in the certified General Plan
2020 FEIR. None of the conditions requiring a supplemental or subsequent EIR exists
and the Addendum has been prepared in compliance with CEQA.
3. The Addendum has been prepared in accordance with CEQA, the CEQA Guidelines, and
the provisions of the City of San Rafael Environmental Assessment Procedures Manual.
4. The Addendum has been presented to the Planning Commission and City Council, who
have reviewed and considered the information in the Addendum and the certified General
Plan 2020 FEIR prior to approving the Project Approvals.
5. The Addendum No. 3 and the cel1ified General Plan 2020 FEIR reflect the City's
independent judgment and analysis.
The foregoing resolution was at the regular City 01 San Rafael Planning Commission meeting
held on the 9th day of December 2014.
Moved by Commissioner ___ _ and seconded by Commissioner _____ _
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Paul A. Jensen, Secretary Jack Robertson, Chair
HUEUpda!e PCrcso CEQA 12914
1-4
EXHIBIT 2
WHEREAS, on November 3,2014, HCD confinned that the draft document, as revised
complies with the State requirements; and
WHEREAS, additional edits were made to the draft document to address comments
from the Planning Commission and HCD, which have been finalized and completed as the Final
Draft Housing Element and Background Rep0!1, published on November 21, 2014. The key
changes presented in the update are summarized as follows:
1. The dissolution of the San Rafael Redevelopment Agency in 2012 has resulted in
changes that reference funding and management by this agency. The responsibilities
previously heJd by the Redevelopment Agency have been shifted to the Economic
Development Division of the City Manager's Office, Community Development
Department and other City departments and agencies, as appropriate.
2. The time frames [or implementing certain programs have been updated and revised.
3. Consolidation of dupJ icative programs and a relocation of programs to achieve
efficiency in the presentation of material, enhance readability and ensure consistency
with the goals of the Element.
4. Revised Program H-7b sets the objective to conserve very low income rental units at
risk of conversion. New Program H-7c sets objectives to monitor affordable units
owned by non-profits as required by funding sources and by private entities as
necessalY pursuant to City inclusionaIY requirements.
5. New Program H-9c proposed coordination and outreach with organizations assisting
persons with disabilities in finding housing.
6. A new Program H-ll b is proposed to evaluate appropriate zoning regulations to
support with the creation of a "Junior Second Units" provision, which will allow for
the repurposing of existing space within a single-family dwelling unit to create a
semi-private living space for a renter or care giver in conjunction with the owner-
occupied unit.
7. New Program H-12d consolidates Existing Program H-16d (Emergency Shelters)
and Existing Program H-16e (Transitional and Supportive Housing) and is refined to
reflect zoning code amendment adopted with SB2 to allow shelters by right and to
explicitly provide for transitional and supportive housing as a residential use.
8. Revised Program H-J4c (Continue to Implement Zoning to Encourage Mixed Use),
New Program H-l7c (Waiver or Reduction of Fees), and New Program H-17d
(Efficient Project Review) are amended and added, to address issues related to
processing and pennit procedures.
9. New Program H-15a consolidates existing Programs H-18g, H-21d, H-22a (High
Density Infill Housing Near Transit), H-22b (Station Area Plans), and H-23a by
proposing to complete the Station Area parking study and Transit Center relocation
anaJysis in 2015 to address housing for the Downtown SMART station area plan.
2-2
adopted scheduling .... 1·r'{'.t>.,rI1 As required, the .... ,.,,,.,,-+ was referred to local
agencies and utility/service for review and comment;
WHEREAS~ 0[1 March 26, 2014, in accord with California Government Code Section
specifically the Bill 18 18), DepaJtment Community
Development Department tribal consultation to the representatives of the
Federated Indians' the Rancheria Tribal 15
for all that propose an amendment to the local General Plan. The the tribal
consultation is to consult with local tribe representatives on potential impacts to Native
places, features and in Section 5097.9 and of California
Public Resources Code. The prescribed 90-day period was observed for the Indians to
respond to but the received no and
WHEREAS, following initiation of the General Plan Amendment 14-001
application, the with environmental of the
Environmental Quality Act (CEQA) Guidelines and the
Environmental Assessment Procedures Manual, appropriate were followed to complete
environmenta1 review of the which a) review the 2020
to detennine jf it adequately assesses environmental impacts
of an Initial to determine if the
and increase in the severity of impacts, or new or expanded mitigation measures
and in the 2020 As a result of this an Addendum
Plan 2020 FEIR (Addendum was prepared. Planning
recommended to City Council the adoption Addendum No.3 by
WHEREAS, on 9,2014, the Planning Commission beJd a duly noticed public
hearing on proposed General Amendment 14-001, all public and
the written report of the Department of Community Development;
WHEREAS, the custodian documents constitute record of proceedings
upon which this decision is based, is the Community Development Department.
NOW, THEREFORE, BE RESOLVED that the Planning Commission
recommends to tbe Council approval of Plan Amendment G14-001 amending
the Plan 2020 with text in attached recommendation
is based on and supported by the following findings:
1. The public interest would be served by the General Plan
Amendment GPA 14-001 in that, regarding the
action would State law by
updated regularly and by promoting a tracking that measures progress
targets. this would Housing
Element Program H-Ia (Annual Housing Element Review) by
opportunities public and discussion conjullction with the State
requirements. Thirdly, this would: I) introduce new policies and programs to
address such as H-9c (Housing Opportunities Persons Living with
that promote to help with find
1 b (Junior Second Units) that support the evaluation
option; streamline of through
'l6a (Second Units) and (Emergency Shelters, TransItional and
Housing) ; and 3) housing development around SMART station areas (H-1
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. EI Camino Avenue, SUile 500
Sacramento. CA 95833
(916) 263·29111 FAX (916) 263·7453
www.hcd.ca.gov
November 3, 2014
Mr. Jensen
Community Development Director
City of
1400 Fifth Ave, Box 1 560
San Rafael, CA 94915
Mr.
EXHIBIT 3
PLANNING
RE: of San Rafael's Cycle (2015-2023) Draft Housing Element
Thank you for submitting the City of San Rafael's d housing element update which was
for review on September 9, 14, along with additional revisions received on
October 31,2014. Pursuant to Government Code (GC) Section the Department
is reporting the of review. Our was facilitated by a conversation on
October 23, 2014 with you, Mr. Boloyan, Planning Man and Karen Warner,
the City's consultant.
revised draft element the statutory uirements of State housing element
The revised element will comply with State h element law Article 10.6) when
adopted and submitted the Department, in accordance with Section 65585(g}. The
Department conducted a streamlined review of the draft housing element based on the
meeting eligibility criteria detailed in the Department's Housing Element Update
idance. The City also utilized ABAG pre-approved housing data.
To remain on an eight year planning cycle, pursuant to Bill 375 (Chapter 728,
Statutes of 2008) the City San must adopt element within 120 calendar days
from the statutory due of January 31,2015 for ABAG localities. If adopted this
date, GC 65588(e)(4) uires the housing element revised every four years
until adopting at two consecutive revisions by the statutory deadline. For more
information on housing element adoption requirements, visit our website at:
Public participation in development, adoption and implementation of the
element is essential effective housing planning. Throughout the housing element
City must continue to the community, including organizations that
lower-income and needs households, by making information regularly
available and considering and incorporating comments where appropriate
HCD Review of San Rafael's Housing Element
November 3,2014
Page 2 of 2
The Department appreciates the hard work and dedication of your staff and Ms . Warner
in preparation of the housing element and looks forward to receiving San Rafael's adopted
housing element. If you have any questions or need additional technical assistance,
please contact Melinda Coy, of our staff, at (916) 263-7425.
Sincerely,
/.~~
len A. Campara
Assistant Deputy Director
EXHIBIT 4
"ROAD MAP" -NAVIGATION TABLE
AS AMENDED FOR THE FINAL DRAFf HOUSING ElEMENT, NOVEMBER 21,2014
2009-20t4 HOllsing Elemenl Program Recommendation · in 2015,.2023
Housin2 Element
H-I HOUSING DISTRIBUTION Policy carried forward·as H-I .
B-la. Annual Housing Element Review . Provide an annual assessment of Maintain program .
housin g el ement implementation through annual review of General Plan 2020.
Provide op portunities for public input and discussion, in conjunction with
State requirements.
H -l b. Housing Production. Monitor housing production annually to review Consolidate with Program H-la.
achievements in meeting the community's housing goals. Monitoring housing production
and measuring progress towards
RHNA is atready required as
part of Annual Housing Element
Report.
1-1-2. NEIG~ORHOOD IMPROVEMENTS Policy removed
H-2 . Neighborhood Improvements -see NH-2a (Zoning Ordinance) Remove-no associated program.
B-3. DESIGN rnA T FHS INTO THE NEIGHBORHOOD CONTEXT Policy carried forward
(remllllbered 10 B-2)
H-3a . Design Concerns of Single-Family Ho me s. Examine and amend, as Maintain program . (renumbered
needed, zoning regulations and guidelines for single-family homes to address Program H-2a)
concerns about bulk, height , setbacks privacy and other impacts of new homes
and of additions to existing homes, Consider potent ial cost impacts on
housing development when developing new regulations an d guidelines.
H-3b. Compatibility of Building Patterns . Adopt design guideline s 10 ensure Maintain program . (renumbered
compatibility of neighborhood building patterns . Guidelines may address Program H-2b)
setback patterns, garage and driveway patterns, and building scale. Further
develop the character-defining elements of the neighborhood. Guidelines may
address entries, roof design, windows , architectural style, materials and
detailing. Consider potential cost impacts on housing development when
developing Dew regulat ions aud guidelines .
H-4. PUBUC INFORMATION AND PARTICIPATION Policy carried forward
(;e7l11mbered 10 H-3)
H-4a. Neighborhood Meettugs . Continue to require neighborhood meetings, Maintain program. Refine to
as provided for by the City Council resolution for Neighborhood Meeting replace "require" With
Procedures, for larger housing development proposals and those that have "encourage" (r enumbered
potential to change neighborhood character . Pro gra m B -3a). Discussion on
the City's efforts in assisting
am~licants set u{2 meetings with
the community (edited {2er
HCOj
H-4b. Information and Outreach on Housing Issues. Continue to provide Maintain program . (renumbered
information to improve awareness of housing needs, issues and programs, and Program H-3b)
to collaborate with housing organ izations to publicize in-service training,
press releases, fair housing laws , contacts and phone numbers. For example,
provide links on the Community Development webpage to housing resources ,
such as the Department of Housing and Community Developmeot.
H·5. CITY LEADERSHlP Pol.icy removed
!-I-5a. Housing Element Update. Undertake housing element updates as Remove program. Done as
required by law or generally every five years. matter of course, unnecessary to
call out as program.
H-5b. Constraints and City Incent ives for Affordable Housing. As part of the Move to renumbered program
five-year General Plan update, conduct a review by staff and development H-17d -Efficient Project Review
ex perts of housing needs, financing, City processing and development (under new policy Regulatory
incentives, and potential constraints and opportunities to create affordable Processes and Incentives for
housing . Affordable Housing)
4-1
EXHIBIT 4
"ROAD MAP" -NAVIGATION TABLE
AS AMENDED FOR THE FINAL DRAFT HOUSING ElEMENT, NOVEMBER 21, 2014
H-Se . Redevelopment 's Imple mentation Plan . Update the Redevelopment Remove program -no longer
Agency's Implementation Plan, as required by State law or generally every applicable with loss orRDA.
five years .
H-Sd . E xpertise in Production of Affordable Housing. Contract with housing Remove program. Done as
consultant(s) as needed to provide staff with the expertise to negotiate matter of course, unnecessary to
affordable housing contTacts and housing development proposals . call out as program.
H-Se . Redevelopment Agency Activities. Promote residential opportunilies in Remove program -no longer
the redevelopment area, where appropriate, through the Redevelopment applicable with loss of RDA .
Agency. Specifically, develop a summary resource of development
requirements for properties around the Downtown and Civic Center transit
hubs, and other areas as needed .
H-6. COORDINATE WiTH OTHER JURJSDlCTIONS TN ADDRESSING Policy carried forward
HOUSING NEEDS. (rellamed am! rellumbered to
H-4)
H-6a. Inter-Jurisdictional Housing Activities and Resources . Continue to Maintain program . (renumbered
implement shared responsibilities, common regulations, coordinated lobbying Program H-4a)
efforts and the hOllsing data clearinghouse to efficiently and effectively
respond to housing needs within the Cities and County of Marin.
H-7. COMMUNITY COLLABORATION AND PARTNERSHIP Policy consolidated and carried
forward
(renamel! IIl1d cOl/soJidaled
willi H-4)
H-7a . Cooperative Ventures. Encourage cooperative and joint ventures Retitled Community
between owners, developers and community non-profit groups in the Collaboration (Program H-4b1
provision of affordable housing. Give technical assistance to non-profit and [1tovided more detail on
developers by providing infOlmarion on other local sources of funding for imQlementation (edited Qer
affordable housing and introductions to other funders. HCm
/i-S. HOUSING DlSCRlMINA nON Policy carried forward
(renamed alld reI/limber-elI 10
H-5)
B-8a . Complaints. Continue to refer discrimination complaints to the Maintain program -integrate
appropriate legal service, county, state or federal agency, or Fair Housing of within renumbered Fair I-lousing
Marln. Program H-Sa.
H-8b. Nondiscrimination Clauses . Continue to provide nondiscrimination Remo ve program . Done as
clauses for housing receiving City or Redevelopment Agency financial matter of course, unnecessary to
assistance. call out as program.
H-8c . Fair Housing Laws . Designate the Community Development Director Maintain program. (renumbered
as the Equal Opportunity Coordinator in San Rafael. Ensure that written Program H-Sa)
materials regarding fair housing law are provided at various public locations,
and that infonnalion about fair housing agencies and phone numbers is posted
in places such as the City's website, at City Hall, the Public Library and other
public places. As palt of the Cooperative Agreement with the County on
CDBG funding, continue to require a portion of the City's allocation be
directed to Fair HOllsing of Marin andior other fair housing organizations.
H-9. F1JNDING FOR AFFORDABLE HOUSING. Policy carried forward
(rel/umhered to 1/-6)
J-l-%. Housing Set-Aside Fund. Contlnue to utilize the Redevelopment Remove program--no longer
Agency's Housing Set-Aside Fund for affordable housing development to applicable with loss ofRDA.
increase, improve, and preserve the community's supply of housing
affordable to low-and moderate-income persons.
H -9 b. Trust Fund for Housing. Support efforts by the private sector , local Remove. Completed and
employers and housing advocates to create a Housing Trust Fund to assist la nguage consolidated with
with the financing of affordable housing. Support eff011s of the Housing renumbered Progra m H-6b.
Trust Fund to assist with the financing of affordable housing. This support
4-2
EXHIBIT 4
/lROAD MAP" -NAVIGATION TABLE
AS AMENDED FOR THE FINAL DRAFT HOUSING ElEMENT, NOVEMBER 21, 2014
includes identifying sites that meet the funding requirements of the Marin
Workforce Housing Trust Fund, notifying the Marin Workforce I-lousing
Trust staff of discussion and pending CDBG, HOME and tax credit
applications that may require add itio n al support, an d including a link on the
City website to the Marin Workforce H Oll sing Tr ust Fund.
H-9c. In-Lieu Fees for Affordable Housing. Dedicate in -lie u fee s for Revised program -renumbered
affordable hOLlsing, including rehabilitation, acquisition and design support Program H -6a. Expanded
for second units and infill housing. Dedicate a portion of the commercial in description, including projected
lieu fees for housing for very low income households. funding amounts and objective
to direct funding towards
acquisition/rehab rather than
new construction.
H-9d. T echnical Assistance to Housing Developers, Continue to provide staff Remove program. Addressed
expertise and assistance to housing developers on methods and resources under renumbered Program H-
available to reduce the cost of hous in g units. 4b Community Collaboration.
}-I-ge. Funding Resources. Work with community an d elected leaders to Maintain progmm, Added
identify potential revenue sources that support loca l affordable housing objective to secure 2 new
initiatives, and to leverage the City's and Redevelopment Agency's affordable funding sources (renumbered
housing funds. Program H -6b)
H-9f. Funding Applications. As opportunities for funding become available, Maintain program. (renumbered
coordinate applications for State and Federal subsidies for affordable housing, Program H-6c)
and (1) provide technical assistance in public funding resources and local
processing requirements, including community involvement; (2) consider
project funding and timing needs in the processing and review of the
application; and (3) work with applicants to identify appropriate submittal
mater ials to enable a timely determ ination of application completeness.
H-9g. Wa iver or Reduction o f F e e s . Continue to oITer fee waivers and Move to renumbered Program
reductions for applications including affordable units, consistent with 17c -Waiver or Reduction of
Resolution 11025. Fees (under new policy
Regulatory Processes and
Incentives for Affordable
Housing).
1-1-9h. Funding for Very Low Income Housing. Work with Marin County, the Remove program. Addressed
Chamber of Commerce and Marin Community Foundation to identify within renumbered Program H-
approximately $ 1,000,000 for funding for housing for very low income 6b to pursue outside fundi.ng
households. sources and a minimum o f
$200,000, and renumbered
Program H-9d -Housing for
Extremely Low Income
Households.
H-IO. PROTECnON OF THE EXISTING HOUSING STOCK Policy carried forward
(renumbered to B-7)
H-IOa. Condominium Conversion Ordinance. As stated in the zoning Maintain program. (renumbered
ordinance, prohibit conversion of existing multifamily rental units to market Program H-7a)
rate condominium units unless the City's rental vacancy rate is above 5.0
percent, as determined by the State of Cali fomi a Finance Department annual
Population Estimates. Exceptions include limited equity cooperatives, co-
hOllsing and other innovati ve housing proposals that are affordable to low-
and moderate-income households.
B-lOb. Preserving Existing Rental Housing Affordable to Low Income Maintain program.
Households through Ongoing Affordability Restrictions. Continue to work (Renumbered Program H-7b.
with nonprofit housing organizations seeking to acquire and rehabilitate Preserving Existing Rental
affordable rental housing units in order to maintain ongoing affordability of Housing Affordable to Low
the units. Post and update as necessary information about the Redevelopment Income Households at Risk for
4-3
EXHIBIT 4
"ROAD MAP" -NAVIGATION TABLE
AS AMENDED FOR THE FINAL DRAFT HOUSING ELEMENT, NOVEMBER 21, 2014
Agency's housing conservation program and other funding opportunities and Conversion). Updated scope.
programs appropriate for nonprofit housing organizations on the City's Add that the Cit)' will monitor
website. affordabilitv (edited per HCrn
H-l0c Canal Housing Improvement Program. Work with the Canal I-lousing ReHl:9~'e J3f9gram . RDA
Improvement Program (CAH1P) citywide as a housing conservation program funding no lo nger available to
to provide financial assistance for nonprofit housing organizations to acquire su pport . Integrated within
and rehabU.itate existing poorly maintained rental units and assure long-term renumbered Program H-6a as an
affordability of the units (see Program 10 (b)). Post and update as necessary eligib le activity .
infonnation about the Redevelopment Agency's housing conservation
program and other funding oppoltunities and programs appropriate for
nonprofit housin~ organizations on the City's website .
H-lOd. Canal Affordable Safe and Healthy Housing. The Canal Affordable RDA funding no longer
Safe and Healthy Housing (CASH) program was expanded citywide to available to support . Integrated
provide forgivable rehabilitation loans to private owners in exchange for long-within renumbered Program H-
tenn affordabiJity of a certain p0l1ion of llJ1its. Information on this program 6a as an eligible activity.
and other funding opportunities and programs appropriate for private rental
property owners is posted on the City 's websi te and u~dated as necessary.
H -\ Oe . Retention of Mobile homes and Preservation of Existing Mobile home Maintain program. (renumbered
Sites. Retain where possible this type of housing, which includes the 400-Program H-7e)
home Contempo Marin and the 30-home B-Bar-A mobilehome park, and its
affordability by continuing to implement the MobiJehome Rent Stabilization
Ordinance. Mobilehomes typically provide lower cost housing by the nature
of their size and de .sign.
B-1L. HOUSING COND.ITlONS AND MAINTENANCE Policy carried forward
(renllmbered 1o 11-8)
H-lla. Apartment Inspection Program. To assure sa fe li ving conditions, Maintain program. (renumbered
continue to enforce housing codes for all apartment projects three units or Program H-8a)
larger tn size.
H-li b. Code Enforcement and Public Infonnation Programs. Coordinate Maintain program. (renumbered
housing, building and fire code enforcement to ensure compliance with basic Program H-8b) Integrate
health and safety building standards and provide information about program prior Program H-12a
rehabilitation loan programs for use by qualifying property owners. (investigate and abate illegal
units) within program
H-lic. Rehabilitation and Energy Loan Programs. Coordinate with other Refine program to focus on
organizations, including the Marin I-lousing Authority and PG&E. to continue CDBG funded rehab and add
to prOVide and expand rehabilitation loan and grant programs to eligible quantifies objectives for
homeowners and renter households. assistance. (renumbered
Program H-8c Residential
Rellabilitation Loan Programs)
H-l1d . Volunte er Efforts . Continue to work with community service clubs Remove program . implemented
and organizations on volunteer labor-assistance housing improvement but volunteer grouQ has since
programs for homeowners physically or financially unable to maintain their been dis banded .
properties. Support such programs through volunteer coordination and
assistance, public information campaigns, and financial assistance .
H-I ) e. Maintenance of Older Housing Stock.. Pursue funding for conservation Remove program . Addressed
and rehabilitation of the viable older housing units to preserve neighborhood under Residential Rehabilitation
character and, where possible, to retain a supply of low-and moderate-income Loan Program (renumbered I-J-
units. Allocate a portion of alUlual CDeG funds for the County Home 8c) and In-Lieu Fees for
Rehabilitation program. which provides funding for owner-occupied homes Affordable Housing Program
and group homes for the disabled . In addition, provide Redevelopment (renumbered H-6a)
Agency funds to nonprofits to purchase and rehabilitate existing multifamily
housing, and continue to require the recordation of long term affordability
covenants on the property .
H-J Lf. Relocation Assistance . Require applicants to provide certain limited Maintain ~~ram. (renumbered
4-4
EXHIBIT 4
"ROAD MAP" -NAVIGATION TABLE
AS AMENDED FOR THE FINAL DRAFT HOUSING ELEMENT, NOVEMBER 21, 2014
SHELTER S (renumbered to H~I2)
H-16a. Countywide Efforts to Address Ho meless Needs. Work with other Maintain program.
jurisdictions and agencies in Marin to provide emergency, transitional, and (Renumbered Program R-12a).
supportive housing and assistance for families and individuals who are . Clarify staiTs role as homeless
11Omeless. Continue to support and allocate funds, as appropliate, for coordinator for the County
programs providillg emergency, supportive, andlor transitional shelter and (edited per ReD)
counseling services .
H-16b. Good Neighborhood Relations Involvi.ng E mergency Shelters and Maintain program. Eliminate
Residential Care Facilities. Where determined necessary during review of an reference to Use Permit.
application for a Use Permit application, encourage positive relations between (renumbered Program H-12b)
neighborhoods and providers of emergency shelters and residentia I care
facilities by requi.ring shelter outreach communication programs with the
neighborhoods.
l-I-16c. Residential Care Facilities. Regularly update zoning regulations that Maintain program. (renumbered
govern residential care facilities to confonn to federal and State laws and to Program I-I -12c)
encourage their location in areas that do not result in overconcentration of
care facilities. Explore the feasibility of requiring affordable wlits in assisted
living facil ities) for example, reduced rentals with access to market-rate
services .
H-16d. Emergency Shelters. Revise tJ1e zoning ordinance to allow emergency Refine program to reflect zoning
shelters as required by State law. Continue to allow emergency she lters with a code amendment adopted
use permit in areas zoned for office and commercial uses, including those consistent with SB2 to allow
areas designated as General Commercial, Retail/Office, R esidential/Office) shelters by right and to
'Industrial, Light Industrial/Office, and Public/Quasi-Public on the Land use explicitly provide for
Map. Amend the zoning ordinance to comply with State law and designate the transitional and supportive
LIIO and other zoning districts south of Bell am and east ofhighway 580 housing as a residential use.
where San Rafael's need for shelter beds as described in Appendix B may be (Renumbered Program H-12d).
provided without a use permit or other discretionary city approvals, and with Amend zon ing code to clarify
appropriate performance standards as allowed by State law. ~uirements that are
!!ennissive, rather tban
mandatory under State law
(edited oer HCD).
H-16e. T ransitional and Supportive Housing. Amend th e zoning ordinance, C onsolidated with renumbered
consistent with State and Federal law, to recognize tTansitional and supportive Program H-12d -Emergency
housing as residential uses) subject to the restrictions and standards of similar Shelters, Transitional and
residen ti al dw ellings in the same zone . Supportive Housing.
H-I 7. SENT OR HOUSING Policy ca rried forward
(rellulllberelito H -13)
H -17a. Assisted Living. Amend the zoni.ng ordinance to provide regulations Maintain program. E valuate
for new assisted living housing. estab I ish ing in cl usionary
housing requirements for
ass isted living. (renum bered
Program l-1-13a)
H-J7b. Deleted Remove .
H-17c. "Age-in-Place" Assistance. Provide assistance to older residents who Maintain program. (renumbered
want to remain independent and in their homes for as long as possible, such as Program H-13b)
the Police Department's "Are You O K?" program, the FLre Department's
"Safety Check" program, Code Enforcement's continuing cooperation with
the Marin County Social Services, and Community Services social activities
offered tbrough the Community CeJ)ters.
H-18. ADEQUATE SITES Policy consolidated and carried
forward (rellllfllbererllo 11-/4)
H-18a. Affordable I-lousing Sites. Encourage residential development in areas Mainta in program. Rename
appropriate and feasible for new housing. These areas are identified in "Residentia l and M ixed Use
4-6
EXHIBIT 4
"ROAD MAP" -NAVIGATION TABLE
AS AMENDED FOR THE FINAL DRAFT HOUSING ELEMENT, NOVEMBER 21, 2014
Appendix B, Housing Element Background, Summary of Potential Housing Sites InventoJY" (renumbered
Sites (available for view on the City's website). Program H-14a). Add that the
City has em!11o):ed different
strategies to deliver infonnation
about develoI2ment and these are
ongoing and evolving (edited
per HCD).
H-l 8b. Efficient Use of Multifamily Housing Sites. Do not approve Maintain program. Z oning
residential-only development below minimum designated General Plan ordinance amendment
densities unless physical or envirorunental constraints preclude its completed.
achievement. Residential -only projects should be approved at the mid-to (renumbered Program H-14b)
high-range of the zoning density. If development on fl. site is to occur over
time the applicant must show that the proposed development does not prevent
subsequent development of the site to its minimum density and provide
guarantees that the remaining phases will, in fact , be developed . Amend the
zoning ordinance to allow residential use as a permitted use in Downtown
zoning districts.
H-18c . CEQA review . Use-CEQA exemptions for infill development Integrate within renumbered
whenever possible. If environmental rev iew is warranted, require the Program H-17d -Efficient
appropriate level of review based on the environmental issues identified in the Project Review
initial study.
H-18d. Reuse of Commercial Sites. Encourage adaptive reuse of vacant Refine as "Continue to
buildings and underutilized sites with residential and mixed use development Implement Z oning Provisions to
on retail, office and appropriate industrial sites . In addition: Encourage Mixed Use" to
a. Explore zoning regulation incentives to encourage lot consolidation where promote mixed use and higher
needed to facilitate housing. density development within the
b . Review zoning requirements for retail in a mixed use building or site, and Downtown . (Renumbered
to amend the zoning ordinance as necessary to allow for residential-only Program H-14c.)
buildings in appropriate mixed-use zon in g districts .
H -18e. Underutilized Public and Quasi-Pub lj c Lands for HOllsing. E xplore Remove program -staff
effective ways to share housing site information and developer and financing completed .
information to encourage housing development of un de rut iIi zed institutional
lands (City, County, School District, Sanitation District, religious institutions,
etc.).
H-18f. Air Rights Development. Take an active role in evaluating the Rem9¥e (:!f9(;!am. Maintain
fe asibility of air rights development and consider possible zoni.ng incentives !1rogram. (Renumbered Program
for such development. Encourage developers of affordable housing to utilize H-14d). Set time frame of2020
air lights, such as above public parking lots or commercial uses Downtown. (edited per HCD).
H -18g. R evisions to the Parking Standards . Review parking standards, and Remove program . D owntown
amend the zoning ordinance to allow for more flexible parking standards for parking ana lysis integrated'
housing development. Issues to study include the following: with in renumbered Program H-
a. Parking issues in neighborhoods with congested on-street parking. ) 5a -Downtown Station Area
b. Reduced parking requirements for projects in close proximity to a SMART Plan.
station.
c. Tandem Parking .
d . Residential parking in public Jots and garages .
e. Shared parking for mixed use.
f. A parking reselve designated for parking if needed in the future, but in the
interim, U1e area is landscaped or used as a tot lot or gardens.
g . Designated, secure bicycle park ing areas .
h . Expanded or new parking distrlct(s) to address parking issues around the
new SMART stations.
i. Flexible parking design in structures regarding minimum parking stall and
aisle width dimensions.
4-7
EXHIBIT 4
"ROAD MAP" -NAVIGATION TABLE
AS AMENDED FOR THE FINAL DRAFT HOUSING ELEMENT, NOVEMBER 21, 2014
H-18h. Staff Consultation. Continue to provide developers conducting a Remove program. Done as
feasibility analysis of potential housing development a consultation with staff matter of course. unnecessary to
to identify potential design and/or zoning considerations, such as methods for call out as program.
early discovery of historic resources and mitigation(s).
I-I-18i. Las GalJinas Sanitaty District Fees. Work with other local jurisdictions Integrated with renumbered
to lobby Las GaUinas Valley Sanitary District to reduce fees for water for Program H-17c-Waiver or
affordable ho usin.1!: and for second units. Reduction of Fees
H-18j. Ho usin g for Extremely Low Income Households. To meet the needs of Maintain program. Eliminate
extremely low income households. prioritize some set-aside funds and in lieu reference to RDA set-aside.
fees for the development of housing affordable to extremely low-income (renumbered as Program H-9d)
households. to encourage the development of programs to assist age-in-place
seniors, to increase the amount of senior housing, to increase the production
of second units. and to facilitate the construction of multifamily and
supportive housing .
H-18k. Lot Consolidation. To promote redevelopment of under uti lized mixed-&eme"'@ ~Fagtam. Integrated
use sites and to provide more design options, amend the zoning ordinance to within ren umbered Program H-
provide a 12 foot (one story) height bonus where two or more lots are 17b -He ight Bonuses. Lot
consolidated into Olle parcel of at least 10,000 square feel. consolidation als o addressed
under Program H-1 4c-
Continue to rmQlement Zoning I
Provisions to Encourage Mixed
Use
H-22.1NFILL NEAR TRANSIT (REFIN ED AND MOVED TO TJ-IlS NEW Policy refined and carried
LOCATION) forward
(rellumbered to H-15). Added
lim et'r ame for ~roI:.T.!lm s:
"Ol!e vea r a fte r the st art of
SMART services" {c.drte.d I!er
1KJ)~
H-25 SECOND UNITS (REFTNED AND MOVED TO NEW THIS Policy refined and earned
LDCATIO"'? forward
Jrenllmbered to H-16)
H-17. REGULATORY PROCESSES AND INCENTIVES FOR NEW POLICY with programs
AFFORDABLE HOUSfNG consolidated from other sections
(rellumbered 10 H-17)
H·l9. LNCLUSIONARY HOUSING REQUIREMENTS Policy carried forward
(rellumberel/lo H-18)
H-19a. lnelusionary Housing. Engage with the local development community Refine as "Inelusionaty Housing
and affordable housing advocates to evaluate the Inelusionary Housing Nexus Study" (renumbered
Ordinance and in-lieu fee requirements for effectiveness in providing Program H-18a)
affordable housing under current market conditions. Evaluate the
Inelusionary Housing Ordinance in light of recent court decisions. Amend as
necessary, consistent with State law.
H-20. PROTECTION OF EXISTING AFFORDABLE HOUSING Policy carried forward
(Programs moved and
consolidated into othel" Policy
sections)
H-20a. BMR Resale Regulations. Continue to require resale controls on Maintain program.
ownership BMR units to assure that units remain affordable to vety low. low (renumbered/renamed as
and moderate-income households. Continue to monitor database with Marin Program H-7d).
Housing.
H-20b. BMR Rental Regulations. Continue to requ ire ongoing repolling for Maintain program, consolidate
BMR rental projects to assure that these units remain at an affordable price under renumbered Program H-
level. 7b (Preserving Existing Rental
4-8
EXHIBIT 4
"ROAD MAP"-NAVIGATION TABLE
AS AMENDED FOR THE FINAL DRAFT HOUSING ELEMENT, NOVEMBER 21, 2014
H-23a. Zoning Amendments to E ncourage Mixed-Use. Review existing Integrated within renumbered
development standards to encourage hOLlsing development in m ix ed-use Program H-14c -Contin ue to
zones . Incentives can include reduced and shared parking based on the use Imple me nt Zon ing Provisio ns to
mix and allowances for tandem , shared and off-site parking. Encourage Mixed Use,
renumbered Program H-1Sa -
Downtown Slation Area Plan
and new Program H-15b -Civic
Center Station Area Plan.
H-24. CONTRIBUTlONS TOWARDS EMPLOYEE HOUSING Policy carried forward
(Programs moved and
consolidated into other Policy
~. Jobs/Housing Linkage Ordinance. Continue to implement the
sections or removed)
Integrated within renumbered
affordable housing zoning requirement for nonresidential development Program H-6a -In L ieu Fees for
2.I"oiects . Affordable Housing.
H-24b . Employee Housing Opportunities. Work with businesses, public Rems're I!f8gFam . Integrat e
agencies, and local school districts to seek opponunities to help employees within renumbered Program B-
lind local housing, such as new construction , purchasing or leasing larger 4b-CommunilY Collabor at io n.
facilities to provide local housing opportun ities, mortgage buy-downs or
subsidies, rent subsidies, etc . Seek the commitment of philanthropic and non-
profit housing organizations and others to address employee-housing
opportunities.
H-25 . SECOND UNITS Policy carried forward (Policy
and Programs moved to new H-
16 wbere old programs were
consolidated and new programs
were added)
H-25a. New Second Units. Encourage sec ond units, including some second
units as part of new single-famil:{ development.
H-2Sb . Second Unit Assistanc e. Pr ovide staff as s istance to explain financing
options, recommend design options to designers, assist property owners with
preparing a rental management process, and guide property owners through
the process of legalizing an illegal unit.
Consolidated into s ingle H-25c. Publicity. Promote se cond un its through the City 's news letter,
workshops, updates as needed of the Community Development Department's program addressing second units
second unit handout, and use of the qty's website. (renumbered Program H-16a).
H-25d . Required Parking for Second Dwelling Units. Ex plore zoning Component addressing reduced
amendments to permit a waiver or reduction in the required off-street parking fees for second units integrated
for second dwelling units . within renumbered Program H-
H-25e. City Fees to Reduce Second Dwelling Unit Costs . Amend the 17c (Fee Waivers/Reductions).
Citywide Traffic Mitigation Fee to waive the amount that is currently charged Create new program to adopt for second dwelling units, as a financial incentive and cost savings to property
owner s . Implement a deferred andlor easy payment plan for required city standards to facilitate junior
fees . Explore using the commercial in-lieu fees to subsidize second dwelling second units (renumbered
unit fees. Program H-Ilb)
H-25f. Detached Second Dwelling Unit Stock Plans . Reduce barriers, such as
design and permit fees, to building second units by developing a program to
assist property owners who want to add a detached second dwelling unit on
their property . Work with architects and residents to prepare stock plans
appropriate for second units in San Rafael neighborhoods.
4-10
EXHIBIT 5
Housing Element Update
Correspondence Received to Date