HomeMy WebLinkAboutCC Resolution 7866 (Housing Needs Determination)RESOLUTION NO. 7866
RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SAN RAFAEL
REVISING THE CITY'S SHARE OF THE REGIONAL HOUSING NEED
AS CONTAINED IN THE SEPTEMBER 15, 1988
"HOUSING NEEDS DETERMINATION" REPORT
PUBLISHED BY THE ASSOCIATION OF BAY AREA GOVERNMENTS
WHEREAS, the Association of Bay Area Governments
is the council of governments (hereinafter "ABAG") under the
Joint Exercise of Powers Act for the San Francisco Bay Area;
and
WHEREAS, each council of governments is required
by Section 65584 of the Government Code, as added by Chapter
1143, Statutes of 1980 (hereinafter "Section 65584"), to determine
the existing and projected housing needs for its region; and
WHEREAS, each council of governments is further required
to determine each city's and county's share of the regional
housing needs; and
WHEREAS, ABAG's staff has prepared and circulated,
for public review and comment, a draft "Housing Needs Determinations"
report meeting the requirements of Section 65584; and
WHEREAS, on September 15, 1988, ABAG's Executive
Board considered the proposed "Housing Needs Determinations"
report and comments thereon; and
WHEREAS, the ABAG Executive Board found such report
includes consideration of all factors listed in Section 65584
in proposing the initial determination of regional housing
needs; and
WHEREAS, the "Housing Needs Determinations" report
was approved by the ABAG Executive Board for the purpose of
beginning the official review and revision of the determinations
contained therein; and
WHEREAS, ABAG's staff have worked with the staff
of the City of San Rafael to ensure that the most complete
and reliable information has been used in the determination
of housing needs for this jurisdiction; and
WHEREAS, the City of San Rafael desires to revise
its share of the regional housing need based on available data
0-in-IGINA,
7866
RESOLUTION NO. 7866
and accepted planning methodology in accordance with the requirements
of Section 65584.
NOW, THEREFORE, BE IT RESOLVED that, pursuant to
Section 65584, the City of San Rafael revises its share of
the regional housing need, as contained in the September 15,
1988 "Housing Needs Determinations" report published by ABAG,
effective December 13, 1988; and
BE IT FURTHER RESOLVED that this revision, and the
data and methodology used to support such revision, is described
in the attached report; and
BE IT FURTHER RESOLVED that the ABAG Executive Board
is requested to act on such revision in accordance with the
requirements of Section 65584; and
BE IT FURTHER RESOLVED that a copy of this resolution
and the attached report be transmitted to the Executive Director
of the Association of Bay Area Governments.
I, JEANNE M. LEONCINI, Clerk of the City of San Rafael,
hereby certify that the foregoing resolution was duly and regularly
introduced and adopted at a regular meeting of the Council
of said City on Monday , the __Ust day of November ,
1988, by the following vote, to wit:
AYES: COUNCILMEMBERS: Boro, Breiner, Frugoli, Thayer & Mayor Mulryan
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
JE LEONCINI, City Clerk
CITY
OF
SAN RAFAEL
P 0 ElOx 60 SAN RAFAEL CALIF 94915 PHONE 14157 456 1 1 12
AGENDA ITEM NO.: S..
MEETING OATS November ..21., 1.98.8
REPORT TO MAYOR AND CITY COUNCIL
SUBJECT: P88-9 - ABAG HOUSING NEEDS NUMBERS
SUBMITTED OV APPROVED BV; .
Acting P nni Director (JF)
City Manager
DATE: 11/16/88
RECOMMENDATION:
ADOPT RESOLUTION
Summary: State legislation requires the Association of Bay Area
Governments to determine the existing and projected regional housing
needs for persons at all income levels. ABAG is also required by the law
to determine each city's and each county's share of the regional need for
housing. Draft Housing Need numbers have been published by ABAG. These
numbers are then reviewed by local agencies and a City may request a
revision in the numbers by December 13, 1988. ABAG may accept or reject
the requested revision.
City staff has reviewed San Rafeel's shares of the regional housing need
and has met with ABAG and County staff to clarify and reduce San Rafael's
Housing Need numbers. ABAG and County staff have agreed with the
proposed revisions. The revisions reduce San Rafael's 'alternative zoning"
amount and identify the County as the agency responsible for meeting
housing needs within the unincorporated Planning Area. The revised need
numbers are still high when compared to past growth rates. This is
because ABAG methodology is based largely on demand, including
o `Z
adjustments to recognize potential unmet need due to low vacancy rates
_
and high jobs growth.
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Local shares of regional h ousing need must be considered in the process or
updating the housing elements of local general plans. Housing elements,
"C
including San Rafael's Housing Element, must be updated and address the
revised housing needs determinations by July 1, 1990_ Whiie local
i
housing elements are not required to `meet" housing needs, State law does
'
require that communities make sustained and serious attempts to address
regional housing needs, recognizing that meeting a community's identified
need may exceed the community's ability to design or finance local housing
programs, especially those for low income households. Local Housing
Elements may also identify constraints relating to timing of development-
Background:.
evelopment_
Background:.
Overall Housing Needs Numbers for the San Rafael Planning Area are up
significantly over previous needs numbers due to three reasons:
1) ABAG housing projections in its "Projections '87" are higher then
the prior "Projections '83". This is due to planned new development
of St. Vincents and Silveira not anticipated in earlier Projections, as
well as better identification of development potential in Santa
Venetia, and other infill/redevelopment sites. "Projections '67" is
generally consistent with General Plan projections of residential
growth to 1995 and 2000. However, since "Projections '87 was
prepared, General Plan development timing policies were
strengthened, which me_t delay residential (and non-residential)
development in traffic constrained areas. Additionally, projected
needs for additional water and sewer capacity, provided by special
districts, may also delay development. These factors will be closely
monitored in coming up with revised General Plan projections and
will be addressed in the revised Housing Element.
2) ABAG establishes a regional vacancy goal of 4.5%. The difference
between San Rafeel's existing vacancy rote of 1% and 4.5% is defined
by ABAG as an unmet housing need equating to nearly 400 units.
3) Third, in accordance with an ABAG goal to reduce regional
jobs -housing imbalance, ABAG identified an additional increment of
housing need for cities with high jobs growth. For the San Rafael
Planning Area, this number equated to 334 units in the draft Housing
Needs Determinations_ The Regional Housing Needs Determinations
identifies this increment as "Alternative Zoning", i.e., considering
ways (such as more intensive residential zoning) to produce levels
of residential development higher than that projected in ABAG's
Projections '87.
Consistency with the 6eneral Plan:
The Housing Needs numbers are not the same as General Plan xgJ ect1 ons.
The adopted San Rafael General Plan projects approx. 3270 new housing
units in the Planning Area between the 1- i -87 and 1-1-95, or 408 new
units per year. As noted above, the Housing Needs numbers contain three
components: projections, unmet need due to low vacancy rate, and need
created by high jobs development ('alternative zoning'). While General
Pian projections are generally consistent with ABAG 'Projections '67',
General Plan projections are lower than the ABAG Housing Needs numbers
due to the vacancy rate and 'alternative zoning' adjustments. Through
these adjustments, ABAG housing needs determinations add another 585
units or 84 units per year.
General Plan short term projections of 408 units per year in the Planning
Area are based primarily on presumed development of many currently
planned projects, with some additional assumptions regarding a strong
market for construction on infill residential lots. The projections also
recognize some timing constraints in East San Rafael and Northgate East
due to the need to construct circulation improvements.
San Rafael will not be alone in finding it difficult to 'meet' projected
housing needs. Local housing elements are not required to 'meet' housing
needs. However, State law does require a sustained and serious attempt to
address regional housing needs, recognizing that meeting a community's
i dentif i ed need may exceed the communi ty's abi 1 i ty to desi gn or f i nonce
local housing programs, especially those for low income households.
Interest rotes, market conditions and infrastructure limitations not under
the control of the City are other constraints. The revised Housing Element
may address all of these constraints.
'Alternative Zoning' Reductions= City and ABAG staff have
recalculated the alternative zoning number, from 334 units to 194 units
due to lower near term employment projections than previously estimated.
City/County Split: State legislation (Govt. Code Section 65584)
requires that ABAG allocate projected housing needs 'within the Oren
significantly affected by the jurisdiction's General Plan' as this is the
area in which the City may eventually annex and serve However, recent
correspondence from the State Department of Housing and Community
Development has recommended that shares of city need be based on city
boundary lines. City and County staff agree.
3
While the City's General Plan does recommend annexation of major
undeveloped parcels when they develop, and states it will consider
annexation of developed County areas 'dependent upon resident interest' it
is highly unlikely that the City will annex major County developed areas in
the near future, and City General Plan projections do not identify short
term development on major unincorporated properties. Thus, the City will
typically not be the jurisdiction providing housing in the near term in
County unincorporated areas.
City, County and ABAG staff have identified City end County
responsibilities consistent with ABAG's methodology. According to
ABAG's methodology, which allocates all vacancy rate unmet need to the
City, the County's responsibility from 1988-95 is 601 units, while the
City's responsibility is 2,772 units or 396 units per year. This includes 84
units per year adjustments for increasing vacancy rates and meeting
future labor force housing needs. In the recent past (1965-87) the City
hos constructed 270 units per year, significantly less than ABAG's
projected City housing need.
Revisions
Draft ABAG Housing Needs Determinations figures are compared to
proposed Citu of San Rafael Housing Needs figures. These are the
recommended revisions:
0
1988-90
1990-95
Alternative
Total
Existing
Projected
Projected
Zoning
Projected
Need
Need
Proi.Need
Need
Need
ABAG
Drof t
391
1,179
2,000
334
3.513
Revised
ttt
391
1,037
1,600
156
2,793
Revised
Countu
0
142
400
38
580
Revised
PA Total
391
1,179
2,000
194
3.373
0