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Home My WebLink AboutCD San Rafael 2023-2031 Housing Element PPTCity Council August 1, 2022 1 San Rafael 2023-2031 Housing Element Update Housing Opportunity Sites Housing Element Our guide to meeting local housing needs •Required part of the General Plan since 1969 •Must be updated every eight years •Only part of Plan subject to State certification •Content defined by State Government Code •All cities and towns must demonstrate they can accommodate their “fair share” of the region’s housing needs Affirmatively Further Fair Housing All cities and towns are required to “take meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity.” 4 Regional Housing Needs Allocation How much housing do we have to plan for? (Hint: we don’t get to decide) •HCD determines the 8-year housing need for each region in California •Bay Area was assigned 441,176 units •ABAG assigns these units to cities and counties based on population, employment, access to transit, and equity factors •San Rafael’s share is 3,220 units Bay Area 441,176 units Marin County 13,572 units San Rafael 3,220 units State guidelines for identifying potential housing sites •Classify by income group •Lower income sites must be: •Zoned for > 30 units/ acre •At least ½ acre •Special rules for sites counted previously •Streamlined approval if 20% of units are affordable •Can count ADUs (based on trends since 2018) •Can count approved projects not yet built •Non-vacant sites can count •But need “substantial evidence” they are viable •Must estimate “realistic” capacity •Must provide a “buffer” (extra sites) in case some sites become unavailable by 2031 San Rafael also has its own guidelines for housing sites •Conserve open spaces •Reduce exposure to natural hazards (sea level rise, wildfire) •Respect neighborhood context •Focus future growth Downtown and around transit •Revitalize older commercial areas •Create a more walkable, bikeable city •Maintain a strong local economy •Create a more equitable and inclusive community City has identified sites with the capacity for over 5,000 units …but we still face challenges in achieving our target of 3,220 units •Many of the sites are non-vacant and have active uses •Some are small, with multiple owners •High land and construction costs •Tax credit rules make affordable housing difficult to finance in some areas •Distribution of lower income sites is still a bit uneven •Infrastructure constraints (water, roads, etc.) •Much of our capacity is associated with approved or proposed projects, which are largely “market rate” 9 Approved Projects Vivalon Senior Housing, 67 affordable units Downtown San Rafael •Nearly 800 housing units in the “development pipeline” •All of this housing is assumed to be completed by 2031 •Once completed, these projects will meet: •15% of the 2023-2031 lower income assignment •31% of the 2023-2031 moderate and above- moderate income assignment 10 Proposed Projects Northgate Mall Proposed Redevelopment 907 units by 2031, including 96 affordable •There are another 1,300 units in “proposed” projects •Adding these to the approved projects, the City is positioned to meet: •24% of the lower income need •94% of the moderate and above-moderate income need 11 Opportunities: Low and Medium Density Housing •City has identified opportunities for about 250 units on vacant sites zoned for low and medium density development •These would be single family homes and/or townhomes •All are “moderate” and “above moderate” income sites Canal Spinnaker/ Bay PointeBahia Example: Windward Way Opportunity Site 12 Opportunities: High Density Housing •City has identified opportunities for about 500 units of housing on sites zoned for high density housing •Many of the sites are not vacant •Sites include school, church, and City-owned properties •Includes several sites considered “under-developed” Example: Villa Inn and Marin Lodge Opportunity Sites 13 Opportunities: Commercially Zoned Properties •29 sites identified •Capacity for 1,137 units •7 sites (477 units) are “carried forward” from 2015 •22 sites (660 units) are new •Some of the sites counted in 2015 have been dropped Example of “carry-over” site: Harbor Shopping Center (555 East Francisco) 14 Opportunities: Commercially Zoned Properties Examples of sites added to the inventory: Civic Center SMART station 45 approved townhomes New site, est. 32 units New site, est. 62 units GUIDE DOGS CEMETERY RAFAEL MEADOWS 15 Opportunities: Commercially Zoned Properties More examples 30 Smith Ranch 900 Las Gallinas 85 Woodland A closed bank An older neighborhood marketA vacant office building Downtown Sites 16 Approved Projects Potential Opportunities (2019) Excluding approved and proposed projects, approximately 1,500 units of capacity are included in the inventory 17 Opportunities: Downtown Properties Here are two examples—about 50 more have been identified 1826 Fourth Estimate: 20 units A municipal parking lot A garden center 3rd and Cijos Estimate: 36 units 18 The “B” List- Sites that were not included •Industrially zoned land •Active big box shopping centers •Large car dealerships (Francisco Blvd East and West) •“Class A” office buildings •Sites with high improvement values •Sites that could displace residents •Sites that would require General Plan Amendments 19 Accessory Dwelling Units (ADUs) •Additional housing opportunities exist through ADUs •Four-year (2018-21) average of ADU production was 20 units/yr •City is projecting 25 ADU yr for next 8 years or 200 units •Many of these units are affordable “by design” •ADUs help achieve fair housing goals 20 Category Income Category TotalLowerModerate Above Moderate Approved Projects 198 3 580 781 Proposed Projects 127 114 1,066 1,307 Low/Medium Density Residential Sites 3 88 160 251 High Density Residential Sites 238 81 77 396 Mixed Use Sites outside of Downtown 614 165 319 1,098 Downtown Mixed Use sites 583 249 728 1,560 TOTAL 1,763 700 2,930 5,393 RHNA 1,349 521 1,350 3,220 Surplus Capacity +414 +179 +1,580 +2,173 Buffer 30%34%117%67% Putting it All Together: Numbers 21 Putting it All Together: Maps Northgate Civic Center North San Rafael Terra Linda Mont Marin/ San RafaelPark •What incentives can the City create to support the development of designated housing sites? What resources can we leverage? •Is there a better way to predict which sites will actually develop? •Link housing site efforts to economic development efforts •Seek opportunities for multi-unit housing in single family areas •Encourage residents to rent their ADUs •Look at school sites 22 7/26 Planning Commission Feedback Upcoming Meetings •Workshop 3 (Aug 16) •Small Group Discussions •Presentations to Civic Organizations •Participate in public hearings later in 2022 and early 2023 •Visit the website: www.sanrafaelhousing.org City Council August 1, 2022 24 San Rafael 2023-2031 Housing Element Update Thank You! Questions and Comments 25 Putting it All Together: Maps Civic Center Los Ranchitos Santa Venetia Sun Valley Fairhills West End Dominican Rafael Meadows Lincoln Hill Mid San Rafael 26 Putting it All Together: Maps San Pedro Peninsula Peacock Gap Glenwood Loch Lomond Country Club 27 Putting it All Together: Maps Central San Rafael Montecito BretHarte Gerstle Park West End Picnic Valley Canal Bay Pointe/ Spinnaker Downtown 28 Putting it All Together: Maps Downtown