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Home My WebLink About2023-31 Housing Element Group 2022-07-14 WorkshopCommunity Workshop #2 July 14, 2022, 6:30 –8:00 PM Welcome! Bienvenidos! Chào mừng! 1 Language Interpretation Interpretación de idiomas Ngon ngu phien dich Select the globe icon to choose the language you want to listen to for this meeting Seleccione el icono del globo del mundo para elegir el idioma que desea escuchar para esta reunion Nhan vao dau hieu qua dia cau de chon ngon ngu cho buoi hop 2 Presentation available on-line in Spanish and Vietnamese at www.sanrafaelhousing.org Close Captioning is Available 3 How Will the Meeting be Facilitated? RAISE HAND VIRTUALLY THROUGH PARTICIPANTS/REACTIONS WINDOW CHAT WINDOW 4 Who’s Who?Housing Element Team Alexis Captanian, Housing Analyst Barry Miller, Consulting Project Manager Liz Darby, Engagement Consultant City Staff/Breakout Group Team Leslie Mendez, Planning Manager Jeff Ballantine, Senior Planner Renee Nickenig, Assistant Planner Walter Gonzalez, City Manager’s Office Luis Rodriguez, Assistant Planner Plan to Place/Workshop Facilitators •Dave Javid •Paul Kronser •Rachael Sharkland Special Guest and Opening Remarks Mayor Kate Colin 5 Tonight’s Meeting Share your housing story with us! Email comments to: housing@cityofsanrafael.org AGENDA 1.Welcome/Introduction 2.Presentation a. Overview of Housing Element b. What We’ve Learned So Far c. Housing Sites d. Developing a Plan that Works for Everyone 3. Breakout Group Discussions 4. Report-Outs 5. Next Steps 6 7 Meet the Audience Go to www.menti.com Enter code: 5508 0947 Demographics-Live Poll 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 Contents of the Housing Element Needs Assessment •Demographics •Employment and Income •Housing Market Trends •Special Needs Previous Accomplishments •Progress toward implementing the prior Housing Element Constraints •Government •Market •Environmental •Infrastructure •Community Affirmatively Furthering Fair Housing •Analysis •Site Distribution •Meaningful Actions Resources •Housing Sites (by income category) •Financial Housing Goals, Objectives, Policies, and Action Program 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.” Community Engagement and Outreach •Housing Element Working Group •Community Groups, Organizations, Residents •Focus Groups Timeline Develop Work Plan Initiate Project Data Collection and Analysis •Evaluate Last Plan •Assess Needs •Working Group •Initial Outreach Identify Actions •Sites Inventory •Constraints and Zoning Changes •Potential New Implementation Tools •AFFH Analysis Develop Goals, Policies, and Programs Prepare HCD Draft AUG-SEP 2021 SEP 2021- FEB 2022 FEB-JULY 2022 JULY-SEP 2022 SUBMIT TO STATE FOR REVIEW Revise Draft based on State Comments DEC 2022 Adoption Process JAN 2023 13 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 Our assignment is broken down by income group 0 500 1000 1500 2000 2500 3000 3500 RHNA by Income Category in San Rafael ABOVE MODERATE INCOME MODERATE INCOME LOW INCOME VERY LOW INCOME More than $179,500 Income for family of four $146,350 -$179,500 $91,350 -$146,350 Less than $91,350 1,350 units 521 units 492 units 857 units 1,349 low/ very low-income units The City must demonstrate it has the land capacity for these units to be built. It does not build the housing. •San Rafael gained 3,500 residents from 2010 to 2020 •Only 400 housing units were added during this period. •Our households are getting larger, especially among renters. More renter households are overcrowded. •Our age profile is shifting. Between 2010 and 2020: •Over 65 population grew by 2,200 •# of school-aged kids grew by 1,900 •# of young adults (25-44) DROPPED by 1,800 •In 2020, 55% of San Rafael residents identified as non-White, including 34% who identified as Hispanic. Half the city’s children are bilingual. Housing Needs Assessment: Highlights •50% of the city’s households are homeowners and 50% are renters. The percentage of renters was 46% in 2000. •One in three San Rafael households is a single person living alone •14% of all owners and 29% of all renters in San Rafael spend more than half of their incomes on housing. There are significant race, ethnicity, and income disparities across the city Tenure by Race White, non- Hispanic Hispanic/ Latinx Black/ African American* Asian/ Pacific Islander* Owner- occupied 64%14%15%56% Renter- occupied 36%86%85%44% * Includes Black and AAPI households identifying as Hispanic What’saTCACmap? 31 High segregation and poverty Low resource Loch Lomond Terra Linda Smith Ranch Civic Center Peacock Gap Santa Venetia Dominican Montecito Sun Valley Gerstle Park Bret Harte Canal Downtown Northgate SAN ANSELMO LARKSPUR ROSS FAIRFAX Marinwood Lincoln Hill Moderate resource High resource Highest resource High-Resource Areas in and Around San Rafael 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 The site inventory must balance State requirements and our local “guiding principles” while providing realistic housing opportunities for persons of all incomes across the entire city. •City has identified sites with the capacity for over 5,000 units •Rezoning requirements are minimal …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” 22 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 23 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 24 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 25 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 26 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) 27 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 28 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 29 Approved Projects Potential Opportunities (2019) Excluding approved and proposed projects, approximately 1,500 units of capacity are included in the inventory 30 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 31 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 32 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 33 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 34 Putting it All Together: Maps Northgate Civic Center North San Rafael Terra Linda Mont Marin/ San RafaelPark 35 Putting it All Together: Maps Civic Center Los Ranchitos Santa Venetia Sun Valley Fairhills West End Dominican Rafael Meadows Lincoln Hill Mid San Rafael 36 Putting it All Together: Maps San Pedro Peninsula Peacock Gap Glenwood Loch Lomond Country Club 37 Putting it All Together: Maps Central San Rafael Montecito BretHarte Gerstle Park West End Picnic Valley Canal Bay Pointe/ Spinnaker Downtown 38 Putting it All Together: Maps Downtown Breakout Groups •Have you faced housing challenges in San Rafael? •Do you have any questions/concerns about the sites? •What other things should the City be thinking about when it comes to housing? Report Outs •Please share your group’s discussion with us Stay Involved •Planning Commission (July 26) •City Council (Aug 1) •Workshop 3 (Aug 16) •Small Group Discussions •Presentations to Civic Organizations •Visit the website •Watch for pop-up events •Participate in public hearings later in 2022 and early 2023 www.sanrafaelhousing.org 42 Thank you! Gracias! Cảm ơn