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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. -- 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