HomeMy WebLinkAboutCD Annual Progress Report on Housing____________________________________________________________________________________
FOR CITY CLERK ONLY
Council Meeting: May 18, 2020
Disposition: Accepted report
Agenda Item No: 5.a
Meeting Date: May 18, 2020
SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: COMMUNITY DEVELOPMENT
Prepared by: Paul Jensen (AMG )
Community Development Director
City Manager Approval: ______________
TOPIC: ANNUAL PROGRESS REPORT (APR) ON HOUSING
SUBJECT: ANNUAL PROGRESS REPORT (APR) ON: HOUSING UNITS SUBMITTED,
APPROVED AND BUILT IN 2019; AND UPDATE ON PROGRESS OF IMPLEMENTING
PROGRAMS IN THE HOUSING ELEMENT. CASE NO. P20-003
RECOMMENDATION:
It is recommended that the City Council:
a.Open the public hearing and accept comments; and
b.Accept report.
BACKGROUND:
Government Code Section 65400 requires local jurisdictions to prepare an Annual Progress Report
(APR) on the status of the City’s Housing Element and the progress in meeting its share of regional
housing needs. A copy of the report must be submitted to both the Governor’s Office of Planning and
Research (OPR) and the State Department of Housing and Community Development (HCD) by April 1st
for the previous calendar year (January 1-December 31). Historically, the APR has been prepared in
narrative format and informally reported to the City Council as part of routine updates on housing.
However, the State housing laws have dramatically changed in the last several years, and now mandate
higher reporting standards and a greater level of accountability by the local jurisdiction. The housing
laws require that a public hearing on the APR be conducted by the local jurisdiction to allow for public
comment.
The APR is reported on forms prescribed by HCD. Prior to the 2018 reporting year, the APR forms were
simpler, requiring the reporting of housing units approved (entitled) in the reporting calendar year, and
progress on the implementation programs contained in the Housing Element. However, in response to
changes in the State housing laws, in 2019, the forms became far more complex. The APR now requires
that the local jurisdictions itemize and report the number of housing units: a) submitted; b)
approved/entitled; c) issued building permits; and d) built and issued final inspections for occupancy.
Further, the APR requires reporting the type of housing unit and the level of affordability. As noted above,
the APR also requires listing all of the housing programs outlined in the Housing Element and status of
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
implementation of these programs. Lastly, the recent changes to the APR require that local jurisdictions
report on housing development processed using the by-right housing approval process prescribed by
Senate Bill 35 (SB 35). The APR now contains nine (9) reporting tables briefly described as follows:
1. Table A – Housing Development Applications Submitted. An “application” is a formal permit
application submittal of a project for approval. This application is either for a discretionary
entitlement (e.g. Environmental and Design Review, Use Permit), or where a ministerial process
is solely required, such as an application for a building permit.
2. Table A2 – Annual Building Activity Report Summary. This table requires reporting all new
housing construction, approved/entitled units, building permits issued, and built units issued a
Certificate of Occupancy/final inspection.
3. Table B – Regional Housing Needs Allocation Progress. This table tallies the reporting year and
prior year(s) of building permits issued for housing units under the current Regional Housing Need
Allocation (RHNA) Planning Cycle (current cycle is 2015-2023). Permitted housing units are
reported by their affordability (e.g., low-income, above moderate income/market rate). This table
tracks the local jurisdictions progress towards meeting the RHNA. Table B contains the RHNA
by income level and compares that number with total annual new housing units and housing units
to date.
4. Table C – Properties Rezoned to Accommodate a Shortfall of Housing Need. State housing law
requires that if the local jurisdiction approves a housing development on a housing opportunity
site that results in fewer units than the number estimated for the site in the Housing Element, the
shortfall of units must be made by rezoning another site to accommodate the shortfall. For the
2019 reporting year, the City was not required to rezone any site(s) to accommodate a shortfall
of housing need.
5. Table D – Housing Element Program Implementation. This table requires that all Housing
Element programs be listed and accompanied by a report on the progress of program
implementation.
6. Table E – Commercial Development Bonus. This table allows for reporting of commercial
development bonus for applications that include an agreement for partnered housing that
contributes affordable housing through a joint project or two separate projects encompassing
affordable housing. For the 2019 reporting year, the City did not approve any project involving a
commercial development bonus.
7. Table F – Housing Units Rehabilitated, Converted from Non-affordable to Affordable and
Preserved. This table allows the local jurisdiction to report housing units that have been
substantially rehabilitated, converted from non-affordable to affordable by acquisition, and
preserved. For the 2019 reporting year, there were no housing units approved/built that meet this
criterion.
8. Table G – City-owned Properties Sold, Leased or Otherwise Disposed. This table requires the
local jurisdiction to identify any City-owned property that has been included in the Housing
Element Sites Inventory that have been sold, leased, or otherwise disposed of during the reporting
year. The City did not dispose of any such property during the 2019 reporting period.
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3
9. Summary Table. This table tallies the data from several of the tables listed above. The summary
data focuses on the total of all permits issued and all applications submitted and approved for the
2019 reporting period.
ANALYSIS:
Staff has completed the APR for the 2019 calendar year. The APR tables are attached (Attachment 1).
Although the City is past the April 1 deadline for filing, staff contact HCD staff in mid-March informing
them that the filing would be late due to COVID-19 and the shelter-in-place order. HCD staff advised that
we proceed with completing the report and f iling it by June 1. The following is a summary of the City’s
progress on housing approvals/entitlements, building permits issued and housing units completed for
occupancy.
As reported in Table A, a total of 67 housing development applications (Planning applications and
building permits) were submitted to the City in 2019. A total of 11 units qualified as low-income units
due to size. HCD allows accessory units that are less than 500 square feet in area to reported for
low-income (non-deed restricted) as rental prices for these units fall within the low-income rental
rates.
Table A2 data includes the following report for 2019:
a. Housing Units Approved/Entitled: 289 units
b. Building Permits Issued: 28 units
c. Units Built and Granted Final Occupancy: 19 units
d. Units Lost: 1 unit
RHNA progress is presented in Table B (below).
1 3 4
RHNA
Allocatio
n by
Income
Level
#REF!
Total
Units to
Date (all
years)
Total
Remaining
RHNA by
Income
Level
Deed
Restricte
d 2 --1 -
Non-Deed
Restricte
d
-----
Deed
Restricte
d 10 5 -1 -
Non-Deed
Restricte
d
4 -7 24 6
Deed
Restricte
d -----
Non-Deed
Restricte
d
10 --1 -
Above
Moderate 438 94 21 20 14 22 171 267
1007
120 26 27 41 28 0 0 0 0 242 765
Note: units serving extremely low-income households are included in the very low-income permitted units totals
Total RHNA
Total Units
Low
148 57 91
Moderate
181 11 170
Table B
Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
2
Income Level
Very Low
240 3 237
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 4
As mentioned above the tables use building permit issuance for the purposes of determining progress
towards RHNA. As such, housing projects that have been approved/entitled are not necessarily
reflected in the APR if they did not also receive a building permit. Those units will be counted in future
reporting periods once building permits are issued. Some key projects that received
approvals/entitlements in 2019 that are reported but are not counted toward the RHNA for this
reporting period include:
• 703 Third Street (Seagate) 120 units
• 1010 Northgate Walk 136 units
• 1628 5th Avenue 9 units
While Table B only shows credit for 27 units, the City entitled a total of 289 units in 2019 getting us
closer to reaching our RHNA goals.
As reported in Table D, there are a number of Housing Element programs that are ongoing and serve
to streamline housing development within the City and provide housing protections to vulnerable
communities. The following are some key programs that were part of the 2019 reporting period:
a. H11-b. & H16-a. Accessory Dwelling Units and Junior Accessory Dwelling Units. The city began
drafting of an ADU Ordinance however due to an additional round of changes in state legislation
on this topic, work on this topic will continue for the 2020 reporting period.
b. H-5a. Fair Housing Program. In 2019, the City adopted renter protection policies, practices and
programs. In late 2019, the City adopted a "just cause for eviction" and "mandatory mediation"
ordinance.
c. H-7b. Preserving Existing Rental Housing Affordable to Low Income Households at Risk of
Conversion.
d. H-14d. Air Rights Development (over a City parking garage). The city has received one inquiry
for air rights development (over a City parking garage) during this reporting period. The developer
is working with City staff on this proposal. In 2019, City staff completed a planning feasibility study
of six City-owned public parking lots to assess the potential for housing development.
Summary Table. The Summary Table tab includes a summary of Tables A through G. There are only
two relevant tables as shown below. As shown in these tables there were total 28 building permits
issued for the 2019 reporting period. This is also the total number of units that count toward the City’s
RHNA goals.
Current Year
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 6
Deed Restricted 0
Non-Deed Restricted 0
22
28Total Units
Note: Units serving extremely low-income households are included in the very low-
income permitted units totals
Building Permits Issued by Affordability Summary
Income Level
Very Low
Low
Moderate
Above Moderate
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 5
The APR does not include housing projects that have received approvals/entitlements in 2020. Since
January 2020, the City has approved/entitled a total of 150 units for the following projects:
• 350 Merrydale Road – 44 Units (APPROVED)
• 190 Mill Street – 32 supportive units (APPROVED)
• 999 3rd Street - Whistlestop/EDEN Housing 67 senior units 100% affordable (APPROVED)
• 104 Shaver Street - 7 Units (APPROVED by Planning Commission pending appeal to City
Council)
In addition, in 2020 to date, the City has received building permit applications for 12 new Accessory
dwelling units and 2 single family residential units. The above entitled units and all units that received
building permits in 2020 will be reported in the 2020 annual progress report.
ENVIRONMENTAL REVIEW:
As required by State law (California Environmental Quality Act), review and action on the APR must be
reviewed to determine if it is subject to environmental review. As the APR is an informational report, it
will have no physical impact on the environment. The APR is classified as a planning study, which
qualifies for a Statutory Exemption from the provisions of the CEQA Guidelines under 14 CRR Section
15262.
COMMUNITY OUTREACH:
Notice of the public hearing was conducted in accordance with the public review period and noticing
requirements contained in Chapter 29 of the Zoning Ordinance. Notice of public hearing was mailed to
all neighborhood associations and stakeholders including the San Rafael Chamber of Commerce and
housing advocacy groups.
FISCAL IMPACT:
There is no fiscal impact associated with the completion and submittal of the 2019 APR.
OPTIONS:
1. Accept the APR as presented by staff;
2. Accept the APR with modifications; or
3. Reject the APR and direct staff to return with additional information.
ATTACHMENTS:
1. 2019 HCD Annual Progress Report Tables
2. Public Hearing Notice
Jurisdiction San Rafael ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2019 (Jan. 1 - Dec. 31)Housing Element Implementation Cells in grey contain auto-calculation formulas
Table A2
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units
Streamlining Infill
Housing without Financial
Assistance or Deed
Restrictions
Term of Affordability
or Deed Restriction Notes
2 3 5 6 8 9 11 12 13 14 15 16 17 18 19 20 21
Prior APN+Current APN Street Address Project Name +Local Jurisdiction
Tracking ID+
Unit Category
(SFA,SFD,2
to 4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Very Low-
Income Deed
Restricted
Very Low-
Income Non
Deed Restricted
Low- Income
Deed Restricted
Low- Income
Non Deed
Restricted
Moderate-
Income Deed
Restricted
Moderate-
Income Non
Deed Restricted
Above
Moderate-
Income
Entitlement
Date Approved # of Units issued
Entitlements
Very Low-
Income Deed
Restricted
Very Low-
Income Non
Deed Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
Moderate-
Income Deed
Restricted
Moderate-
Income Non
Deed Restricted
Above
Moderate-
Income
Building Permits
Date Issued
# of Units Issued
Building Permits
Very Low-
Income Deed
Restricted
Very Low-
Income Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
Moderate-
Income Deed
Restricted
Moderate-
Income Non
Deed Restricted
Above
Moderate-
Income
Certificates of
Occupancy or other
forms of readiness
(see instructions) Date
Issued
# of Units
issued
Certificates of
Occupancy or
other forms of
readiness
How many of the
units were
Extremely Low
Income?+
Was Project
APPROVED using
GC 65913.4(b)?
(SB 35 Streamlining)
Y/N
Infill Units?
Y/N+
Assistance Programs
for Each Development
(see instructions)
Deed Restriction
Type
(see instructions)
For units affordable without
financial assistance or deed
restrictions, explain how the
locality determined the units
were affordable
(see instructions)
Term of Affordability or
Deed Restriction (years)
(if affordable in perpetuity
enter 1000)+
Number of
Demolished/Destr
oyed Units+
Demolished or
Destroyed Units+
Demolished/Des
troyed Units
Owner or
Renter+
Notes+
Summary Row: Start Data Entry Below 9 0 16 11 17 0 236 289 0 0 0 6 0 0 22 28 0 0 0 9 0 0 10 19 0 0 0 0 0
1501201 40A Hacienda Court B1809-131 ADU R 0 0 1 1/17/19 1 N Unit is less than 500 SQ FT
1618203 24 Dunfries Terrace B1809-134 ADU R 0 0 1 7/15/19 1 N Unit is less than 500 SQ FT
1206516 2 Welch Street B1610-126 ADU R 0 0 1 8/23/19 1 N
1104126 25A Hammondale
Court
B1801-012 ADU R 0 0 1 3/7/19 1 N Unit is less than 500 SQ FT
1529408 54A Oakdale
Avenue
B1802-053 ADU R 0 0 1 3/13/19 1 N
1201409 148A Greenfield
Avenue
B1806-011 ADU R 0 0 1 3/7/19 1 N
18415211 114A San Marino
Drive
B1806-141 ADU R 0 0 1 12/20/19 1 N
1027309 21A Sunset Way B1807-018 ADU R 0 0 1 7/11/19 1 N Unit is less than 500 SQ FT
1115129 341 G Street B1807-114 ADU R 0 0 1 10/23/19 1 N Unit is less than 500 SQ FT
1522135 222 Jewel Street B1807-120 ADU R 0 0 1 1/10/19 1 N Unit is less than 500 SQ FT
1008212 34A Valley View
Avenue
B1808-085 ADU R 0 0 1 5/15/19 1 N Unit is less than 500 SQ FT
1312303 168A Picnic Avenue B1809-004 ADU R 0 0 1 8/28/19 1 N
1201512 171 Greenfield
Avenue
B1809-079 ADU R 0 0 1 4/17/19 1 N
1108418 21 Graceland Drive B1902-045/B1902-
045 ADU R 1 1/29/19 1 0 0 N Unit is less than 500 SQ FT
1035101 3 Shannon Lane B1904-194 ADU R 1 5/14/19 1 0 0 N Unit is less than 500 SQ FT
1407233 71A West Sea View
Avenue
B1905-171 ADU R 0 0 1 7/9/19 1 N
1001158 68 Happy Lane B1602-143 SFD O 0 0 1 8/5/19 1 N
1105138 6 Live Oak Way B1603-118 SFD O 0 0 1 5/14/19 1 N
1102320 90 Fair Drive B1611-064 SFD O 0 0 1 8/8/19 1 N
1207216 18 Frances Street ADU19-020 ADU R 1 10/16/19 1 0 0 N Existing unit legalized
1231010 353 Clorinda
Avenue ADU19-021 ADU R 1 11/25/19 1 0 0 N
17814220 716A Monteciillo
Road
ADU19-007/B1904-
176 ADU R 1 4/26/19 1 0 0 N Unit is less than 500 SQ FT
01202408
137 Spring Grove
Avenue ADU19-009 ADU R 1 6/4/19
1
0 0 N Unit is less than 500 SQ FT
Existing unit legalized
1109223 1519 Lincoln
Avenue ADU19-010 ADU R 1 7/18/19 1 0 0 N
1208140 197 Hillside Avenue ADU19-012 ADU R 1 8/15/19 1 0 0 N
1406401 311 Belle Avenue ADU19-013 ADU R 1 10/2/19 1 0 0 N Unit is less than 500 SQ FT
17822142 765 Beechnut Court ADU19-014/B1908-
034 ADU R 1 7/13/19 1 0 0 N
16517137 11 Park Ridge Road ADU19-015 ADU R 1 10/1/19 1 0 0 N
1316134 75 Blossom Drive ADU19-016 ADU R 1 9/9/19 1 0 0 N Unit is less than 500 SQ FT
1215209 216 Bayview Street ADU19-017 ADU R 1 10/3/19 1 0 0 N Existing unit legalized
18515704 52 Robinhood Drive ADU18-035 ADU R 1 1/14/19 1 0 0 N
1310201 244 Woodland
Avenue
ADU18-038/B1903-
128 ADU R 1 1/29/19 1 0 0 N Unit is less than 500 SQ FT
1027617 78 W. Crescent
Drive ADU19-004 ADU R 1 7/22/19 1 0 0 N Existing unit legalized
1406505 215 Belle Avenue INF19-049 5+R 1 11/26/19 1 0 0 N Other Unit is less than 500 SQ FT BMR Deed Restriction
17924021 1010 Northgate
Drive ED16-038 5+O 14 14 108 7/23/19 136 0 0 N Other BMR Deed Restriction; Existing unit legalized
1127802 703 3rd Street ED18-018 5+R 9 3 108 10/7/19 120 0 0 N Other BMR Deed Restriction
1119306 1628 5th Avenue ED18-058 5+R 1 8 2/12/19 9 0 0 N Other BMR Deed Restriction
1017114 333 Forbes Avenue ED18-086 SFD O 1 7/12/19 1 0 0 N
1229115 Meyer Road ED19-060 SFD O 1 10/9/19 1 0 0 N
1205401 202 Mirmar Avenue JSU19-001 ADU R 1 1/29/19 1 0 0 N Other Unit is less than 500 SQ FT Existing unit legalized
17805206 369 Orange
Blossom Lane
JSU19-002/B1905-
071 ADU R 1 5/2/19 1 0 0 N Other Unit is less than 500 SQ FT Existing unit legalized
17522245 771 Tamarack Drive JSU19-003 ADU R 1 5/16/19 1 0 0 N Other Unit is less than 500 SQ FT
1752831 24 Drakes Cove ADU19-005 ADU R 1 4/24/19 1 0 0 N
1218103 339 D Street ADU19-019 ADU R 1 10/7/19 1 0 0 N Other Unit is less than 500 SQ FT Existing unit legalized
17905323 212 El Prado
Avenue B1904-043 ADU R 0 4/22/19 0 0 N Existing unit legalized
1218103 339A D Street B1906-190 ADU R 0 10/24/19 0 0 N
1217301 347 Bayview Street B1901-142 ADU R 0 1 2/28/19 1 0 N
1102316 108 Fair Drive B1902-054 SFD O 0 1 6/14/19 1 0 N
1219412 81A Martens
Boulevard B1812-060 ADU R 0 1 2/21/19 1 0 N
1409103 417 Mission Avenue B1812-070 2 to 4 R 0 1 2/20/19 1 0 N
17815225 723 Butternut Drive B1808-157 ADU R 0 1 1/23/19 1 0 N
1719136 2 Capri Court B1808-158 SFD O 0 1 8/21/19 1 0 N
1509127 61 Gold Hill Grade B1809-047 SFD O 0 1 4/22/19 1 0 N
1207612 10A Treanor Street B1903-104 ADU R 0 1 10/23/19 1 0 N
1404202 90 Deer Park Ave B1903-042 SFD O 0 1 8/15/19 1 0 N
1228218 7A Meyer Road B1909-041 ADU R 0 1 9/5/19 1 0 N
1222218 51A Grove Street B1910-24 ADU R 0 1 11/1/19 1 0 N Unit is less than 500 SQ FT
1208140 197A Hillside
Avenue B1908-176 ADU R 0 1 9/25/19 1 0 N
1102228 207 Chula Vista
Drive B1908-126 SFD O 0 1 10/16/19 1 0 N
1108418 21 Graceland Drive B1902-045 ADU R 0 1 2/12/19 1 0 N Unit is less than 500 SQ FT
1035101 3 Shannon Lane B1904-194 ADU R 0 1 6/20/19 1 0 N Unit is less than 500 SQ FT
1108418 21 Graceland Drive B1902-045 ADU R 0 0 1 10/17/19 1 N Unit is less than 500 SQ FT
1035101 3 Shannon Lane B1904-194 ADU R 0 0 1 9/11/19 1 N Unit is less than 500 SQ FT
17814220 716A Monteciillo
Road
ADU19-007/B1904-
176 ADU R 0 1 7/2/19 1 0 N Unit is less than 500 SQ FT Existing unit legalized
17822142 765 Beechnut Court ADU19-014/B1908-
034 ADU R 0 1 8/15/19 1 0 N
1310201 244 Woodland
Avenue
ADU18-038/B1903-
128 ADU R 0 1 3/26/19 1 0 N Unit is less than 500 SQ FT
1123210 21 G Street B1811-074 5+R 0 1 8 5/1/19 9 0 N Unit is less than 500 SQ FT
17507202 42 Terra Linda B1904-190 ADU R 0 1 5/14/19 1 0 N
0 0 0
0 0 0
1
Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits Affordability by Household Incomes - Certificates of Occupancy
4 7 10
(CCR Title 25 §6202)
Note: "+" indicates an optional field
Housing with Financial Assistance
and/or Deed Restrictions Demolished/Destroyed UnitsProject Identifier
Jurisdiction San Rafael ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field
Reporting Year 2019 (Jan. 1 - Dec. 31)Housing Element Implementation
Date
Application
Submitted
Total
Approved
Units by
Project
Total
Disapproved
Units by
Project
Streamlining Notes
2 3 4 6 7 8 9 10
Prior APN +Current APN Street Address Project Name +Local Jurisdiction
Tracking ID +
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Date
Application
Submitted
Very Low-
Income Deed
Restricted
Very Low-
Income Non
Deed
Restricted
Low-Income
Deed
Restricted
Low-Income
Non Deed
Restricted
Moderate-
Income
Deed
Restricted
Moderate-
Income
Non Deed
Restricted
Above
Moderate-
Income
Total PROPOSED
Units by Project
Total
APPROVED
Units by project
Total
DISAPPROVED
Units by Project
(Auto-calculated
Can Be
Overwritten)
Was APPLICATION
SUBMITTED
Pursuant to GC
65913.4(b)?
(SB 35 Streamlining)
Notes+
Summary Row: Start Data Entry Below 1 32 0 11 0 0 24 68 34 0 0
1109223 1519 Lincoln Avenue ADU19-010 ADU R 6/4/19 1 1 1 0 No
1406401 311 Belle Avenue ADU19-013 ADU R 7/15/19 1 1 1 0 No
16517137 11 Park Ridge Road ADU19-015 ADU R 8/12/19 1 1 1 0 No
1215209 216 Bayview Street ADU19-017 ADU R 9/17/19 1 1 1 0 No Existing unit legalized.
1218103 339 D Street ADU19-019 ADU R 10/7/19 1 1 1 0 No Detached unit
1207216 18 Frances Street ADU19-020 ADU R 10/10/19 1 1 1 0 No
17805206 369 Orange Blossom Lane JSU19-002 ADU R 4/8/19 1 1 1 0 No
1121214 1016 C Street UP19-028 ADU R 7/3/19 1 1 1 0 No
1011109 20 Edgewood Way ADU19-002 ADU R 1/28/19 1 1 1 0 No
17822142 765 Beechnut Court ADU19-014 ADU R 7/30/19 1 1 1 0 No
1316134 75 Blossom Drive ADU19-016 ADU R 8/26/19 1 1 1 0 No
1231010 353 Clorinda Avenue ADU19-021 ADU R 11/7/19 1 1 1 0 No
1214159 39 Clayton Street ED19-090 SFD O 11/7/19 1 1 0 0 No
1214160 33 Clayton Street ED19-091 SFD O 11/7/19 1 1 0 0 No
1419212 190 Mill Street UP19-014 5+R 4/26/19 32 32 0 0 No By-right project includes property re-zoning, but not SB 35 ;approved in 2020
1035101 3 Shannon Lane ADU19-006 ADU R 4/10/19 1 1 1 0 No
1108418 21 Graceland Drive ADU19-001 ADU R 1/17/19 1 1 1 0 No
17529231 24 Drakes Cove ADU19-005 ADU R 4/3/19 1 1 1 0 No
17814220 716A Montecillo Road ADU19-007 ADU R 5/15/19 1 1 1 0 No
1202408 137 Spring Grove Avenue ADU19-009 ADU R 5/15/19 1 1 1 0 No Detached Unit
1205401 202 Miramar Avenue JSU19-001 ADU R 1/9/19 1 1 1 0 No Existing Unit legalized
17522245 771 Tamarack Drive JSU19-003 ADU R 4/26/19 1 1 1 0 No
1027617 78 W Crescent Drive ADU19-004 ADU R 3/27/19 1 1 1 0 No Existing Unit legalized
1208140 197 Hillside Avenue ADU19-012 ADU R 7/11/19 1 1 1 0 No
1314135 544 Bret Harte Road ADU19-018 ADU R 10/2/19 1 1 1 0 No
1115103 120 H Street ADU19-022 ADU R 12/19/19 1 1 1 0 No
1511223 77 Locust Avenue UP19-039 ADU R 9/24/19 1 1 1 0 No
1124540 104 Shaver Street ED19-030 5+R 4/25/19 1 6 7 7 0 No
1229115 Meyer Road ED19-060 SFD O 7/17/19 1 1 1 0 No
18403001 2000 Point San Pedro Road ED19-082 SFD O 10/4/19 1 1 1 0 No
1222218 51A Grove Street B1910-24 ADU R 4/29/19 1 1 1 0 No
Housing Development Applications Submitted
Table A
Cells in grey contain auto-calculation formulas
(CCR Title 25 §6202)
51
Project Identifier Unit Types Proposed Units - Affordability by Household Incomes
Jurisdiction San Rafael ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2019 (Jan. 1 - Dec. 31)Housing Element Implementation
(CCR Title 25 §6202)
1 3 4
RHNA Allocation by
Income Level 2015 2016 2017 2018 2019 2020 2021 2022 2023 Total Units to
Date (all years)
Total Remaining RHNA
by Income Level
Deed Restricted 2 1
Non-Deed Restricted
Deed Restricted 10 5 1
Non-Deed Restricted 4 7 24 6
Deed Restricted
Non-Deed Restricted 10 1
Above Moderate 438 94 21 20 14 22 171 267
1007
120 26 27 41 28 242 765
Note: units serving extremely low-income households are included in the very low-income permitted units totals
Cells in grey contain auto-calculation formulas
170
3
This table is auto-populated once you enter your jurisdiction name and current year data. Past year
information comes from previous APRs.
11Moderate
240
148
181
Please contact HCD if your data is different than the material supplied here
57
2
Table B
Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
237
91
Total RHNA
Total Units
Income Level
Very Low
Low
Jurisdiction San Rafael ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2019 (Jan. 1 - Dec. 31)Housing Element Implementation
Date of Rezone Type of Shortfall
2 4 5 6 7 9 10 11
APN Street Address Project Name +
Local
Jurisdiction
Tracking ID +
Date of Rezone Very Low-Income Low-Income Moderate-Income Above Moderate-
Income
Type of Shortfall Parcel Size
(Acres)
General Plan
Designation Zoning Minimum
Density Allowed
Maximum
Density Allowed Realistic Capacity Vacant/Nonvacant Description of Existing
Uses
No properties re-zoned
in 2019
Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
(CCR Title 25 §6202)
Summary Row: Start Data Entry Below
83
Project Identifier RHNA Shortfall by Household Income Category Sites Description
1
Sites Identified or Rezoned to Accommodate Shortfall Housing Need
Table C
Jurisdiction San Rafael
Reporting Year 2019 (Jan. 1 - Dec. 31)
1 2 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation
H-1a. Annual Housing
Element Review.
Provide an annual assessment of housing
element.
Annually The City has prepared the Annual Report for Year four of its 2015-2023 Housing
Element, including reporting on progress towards meeting RHNA goals and program
implementation.
H-2a. Design Concerns of
Single-Family Homes.
Examine and amend, as needed, zoning
regulations and guidelines for single-family
homes.
2017 This program not yet been implemented; it is targeted for a Mid-Term time frame.
H-2b. Compatibility of
Building Patterns.
Adopt design guidelines to ensure
compatibility of neighborhood building
patterns.
2017 This program has not yet implemented; it is targeted for a Mid-Term time frame. However,
in 2018, the City prepared and approved "Good Design" Criteria for Downtown
Development. These criteria combine and update several design guideline documents
adopted by the City over the past 25 years. Much of this effort was focused on pursuing
good design for housing projects in Downtown San Rafael, which are higher density
developments close to commuter rail and transit.
H-3a. Neighborhood
Meetings.
Require neighborhood meetings for larger
housing development proposals and those
that have potential to change
neighborhood character.
Ongoing (as part of project
review)
Neighborhood meetings are held (as needed) as part of individual project review. The
City also encourages applicants to implement other outreach measures, including holding
informal meetings with small groups.
H-3b. Information and
Outreach on Housing Issues.
Continue to provide information to improve
awareness of housing needs, issues and
programs, and to collaborate with housing
organizations.
Annually The City has continued to provide information and to collaborate with housing
organizations to foster awareness of housing resources. The City's website includes
webpages on specific, housing-related topics, Housing Element policies and
pending/approved housing developments. In addition, the City Manager publishes a
newsletter ("Snapshot"), which often includes reports on housing issues and
developments.
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Table D
Program Implementation Status pursuant to GC Section 65583
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
(CCR Title 25 §6202)
H-4a. Inter-Jurisdictional
Housing Activities and
Resources.
Continue to implement
Shared responsibilities, common
regulations, coordinated lobbying efforts
and the housing data clearing house to
efficiently and effectively respond to
housing needs within the cities and county
of Marin.
Ongoing The City has continued to collaborate with Marin jurisdictions in addressing regional
housing needs. The Marin jurisdiction Planning Directors meet monthly to share housing
policies and tools. A County of Marin website is being develop to establish a central
clearinghouse and repository for all of the local ADU and JDU ordinances and
regulations. Further, a collective, cross-agency application will be filed this spring for
securing SB2 Planning Grant Program funds to develop "objective design standards"
(SB35 ministerial review process) that are generally applicable to and shared by the local
cities/towns.
H-4b. Community
Collaboration.
Encourage cooperative and joint ventures
between owners, developers, and
community non-profit groups in the
provision of affordable housing.
Ongoing The Community Development Department staff routinely uses its expertise and
connections in affordable housing to assist local developers in pursuing housing
development. In 2019, the City secured SB2 Planning Grant funds to assist a non-profit
organization (Homeward Bound) with its supportive housing project for extremely-low
income residents. The SB2 funds cover the cost for the Planning review process and
serves as a "pilot" for a by-right review process for affordable housing projects.
H-5a. Fair Housing Program.Ensure that written materials regarding fair
housing law are provided at various public
locations, and continue to refer
discrimination and tenant/landlord
complaints to Fair Housing of Marin, or
other appropriate agency.
Ongoing City staff continues to refer complaints to Fair Housing of Marin and Marin Mediation
Services. The City continues to fund Marin Mediation Services, when the need for the
service arises. The City is currently assessing and pursuing adoption of renter protection
policies, practices and programs. In late 2019, the City adopted a "just cause for
eviction" and "mandatory mediation" ordinance.
H-6a. In-Lieu Fees for
Affordable Housing.
Contribute funding towards at least one
affordable rental project for lower income
households. Activities may include:
acquisition/rehabilitation of existing
housing; new construction of affordable
housing; and rehabilitation of privately
owned rental housing in exchange for
affordability covenants.
Ongoing The City continues to collect affordable in lieu fees for new residential and non-residential
(commercial linkage fee) development, and has collected over $1.5 million to date. The
collected fees are held in an Affordable Housing Trust Fund. Further, a number of
market-rate housing projects were entitled by the City in 2019, which incorporate
affordable/BMR units (Northgate Walk, 815 B St, 703-723 3rd Street), which also include
some contribution to this affordable housing fund. In 2019, the City adopted a new
program and procedures for administering the Affordable Housing Trust Fund, which
includes a NOFA process.
H-6b. Funding Resources.Work with community and elected leaders
to identify potential public and private
funding resources for affordable housing.
Seek to secure at least two new funding
sources and a minimum of $200,000 in
outside funds during the planning period.
Ongoing Resources are considered and tapped on a case-by-case basis, as affordable project
applications are received. In 2019, the City received $310,000 from the SB2 Planning
Grant Program. As discussed under Program H-2b above, an application for SB2 funds
have supported completing a "by right" zoning process for a non-profit sponsored
supportive housing development projects for the extremely low-income community. SB2
Planning Grant funds have also been secured to develop an updated permit system to
streamline housing development review and construction.
H-6c. Funding Applications.Coordinate applications for State and
Federal subsidies for affordable housing,
and provide technical assistance in public
funding resources and local processing
requirements, including community
involvement.
Annually In 2019, the City secured $310,000 from the SB2 Planning Grants Program. As
discussed under Program H-6b above, the SB2 funds are being used to develop
programs and tools to streamline housing development.
H-7a. Condominium
Conversion Ordinance.
Prohibit conversion of existing multifamily
rental units to market rate condominium
units unless the City’s rental vacancy rate is
above 5.0 percent, with exceptions of
limited equity cooperatives, co-housing,
and other housing proposals affordable to
low- and moderate-income households.
Ongoing (as part of project
review)
The City continues to monitor the rental vacancy rate and restricts condominium
conversions accordingly. There have been no conversions as the rental vacancy rate
remains below 5%.
H-7b. Preserving Existing
Rental Housing Affordable
to Low Income Households
At Risk of Conversion.
Conserve all 291 very low income rental
units at risk of conversion to market rate as
long-term affordable housing.
Contact non-profit owners
within one year of potential
affordability expiration.
None of the City's at-risk rental projects have converted to market rate.
H-7c. Preserving Existing
Rental Housing Affordable
to Low Income Households
through Ongoing
Affordability Restrictions.
For units owned by non- profit agencies,
continue to monitor these units as required
by the original funding source. For private
units produced pursuant to City inclusionary
requirements, continue to monitor through
annual income and rent certification from
property owners.
Annual rent and income
certification
The City's BMR rental program is being administrating by the Marin Housing Authority. In
addition, the City has an adopted "conservation of dwelling unit" ordinance, which
permits residential units to be replaced or rebuilt if under their current conditions they
would normally be non-conforming.
H-7d. BMR Resale
Regulations.
Continue to require resale controls on
ownership BMR units to assure that units
remain affordable and continue to monitor
database with Marin Housing.
Annually The City, in coordination with the Marin Housing Authority continues to monitor resale
controls on below market rate (BMR) units. For sale BMR unit agreements include a
clause that an owner must sell the unit back to the Marin Housing Authority so the
affordability can be maintained and the unit can remain in the affordable housing
inventory.
H-7e. Retention of Mobile
homes and Preservation of
Existing Mobile home Sites.
Retain where possible this type of housing
and its affordability by continuing to
implement the mobile home Rent
Stabilization Ordinance.
Ongoing The rent stabilization ordinance applicable to the local mobile home parks remains in
effect.
H-8a. Apartment Inspection
Program.
To assure safe living conditions, continue
to enforce housing codes for all apartment
projects, three units or larger in size.
Inspect all apartment units in
the City every 5 years
The City's Code Enforcement Division continues to administer the apartment and hotel
inspection program (HIP). This Citywide program is near completion of its second cycle.
H-8b. Code Enforcement
and Public Information
Programs.
Coordinate housing, building and fire code
enforcement to ensure compliance with
basic health and safety building standards
and provide information about rehabilitation
loan programs for use by qualifying
property owners.
Bi-weekly meetings of the
Development Coordinating
Committee
The City continues to conduct bi-weekly meetings of Development Coordinating
Committee and Health & Safety Committee (including representatives of Fire, Police,
Building, Planning, Code Enforcement and Public Works) to review development
submittals and other matters of interdepartmental concern. During this period, the City
launched an amnesty program for residential property owners. The amnesty allows
homeowners the opportunity to obtain permits for unpermitted/illegal construction work
with no levying of fines or penalties.
H-8c. Residential
Rehabilitation Loan Program.
Continue to require a portion of the City’s
CDBG allocation to the Marin Housing
Authority to provide property improvement
loans and technical assistance to very low-
income homeowners. Provide rehabilitation
assistance to 3 very low income
households annually, subject to funding
availability.
Annual through the CDBG
funding allocation process
The City continues to advertise the Rehabilitation Program on the City's website, and
disseminate program brochures at City Hall. This program is administered by the Marin
Housing Authority on behalf of the City. In 2019, the City of San Rafael in coordination
with the Marin Housing Authority approved a refinancing loan to a private residential
property owners for a large apartment complex. As part of the refinancing agreement,
the property owner committed to complete imporvements and upgrades to the apartment
units.
H-8d. Relocation Assistance.Require applicants to provide certain limited
relocation assistance, per Section
14.16.279, for low-income tenants
displaced by new development or property
improvements.
Ongoing (as part of project
review)
This requirement is reviewed as part of all development applications involving
displacement of existing low income residents. During 2019, there were no reported
remodeling or demolition projects that resulted in resident displacement or need for
relocation assistance.
H-9a. Adaptive Housing.Ensure compliance with State and Federal
requirements for accessible units. Conduct
regular "coffee and codes" meetings with
design and construction industry members
to discuss requirements under the
Americans with Disabilities (ADA) Act.
Ongoing The Building Division holds regular "coffee and codes" meetings with design and
construction industry members to discuss ADA requirements. In 2019, the City's dormant
ADA Advisory Committee was re-established and re-purposed with new by-laws. The
ADA Advisory Committee provides an advisory role to the City's Chief Bulding Official, City
Engineer and City Council.
H-9b. Reasonable
Accommodation.
Implement zoning regulations to provide
individuals with disabilities reasonable
accommodation in rules, policies, practices,
and procedures that may be necessary to
ensure equal access to housing.
Ongoing City staff continues to use a standardized set of forms to simplify and streamline the
review of reasonable accommodation requests. No requests for Reasonable
Accommodation were received during this reporting period.
H-9c. Housing Opportunities
for Persons Living with
Disabilities
Coordinate with the Golden Gate Regional
Center to disseminate information on
resources available to persons with
developmental disabilities, including making
information available on the City's website.
2015 The City has included a link to the Golden Gate Regional Center in its Planning Library
as a resource for persons with developmental disabilities.
H-9d. Housing for Extremely
Low Income Households.
Prioritize some in-lieu funds and Successor
Agency affordable housing funds for the
development of housing affordable to
extremely low-income households and
supportive housing.
Annually Ongoing, as affordable housing applications are received. As discussed in Programs H-
4b and H-6c above, the City is currently working with a non-profit organizations that us
proposing a supportive housing development project for extremely low-income residents.
The Planning process for this project is funded through a secured SB2 Planning Grant
and is a pilot for a new "by right" review process for affordable housing projects.
H-10a. Co-Housing,
Cooperative, and Similar
Collaborative Housing
Development.
Provide zoning flexibility through Planned
Development District zoning to allow
housing development that is based on co-
housing and similar approaches that
feature housing units clustered around a
common area and shared kitchen, dining,
laundry, and day care facilities.
Ongoing (as part of project
review)
No inquiries or actions taken during the reporting period.
H-10b. Manufactured
Housing.
Continue to allow quality manufactured
housing in all zoning districts which allow
single-family residences.
Ongoing (as part of project
review)
No applications received during the planning period.
H-10c. Single Room
Occupancy (SRO) Units.
Actively promote existing incentives for
SRO apartments, such as no density
regulations and lower parking standards, in
multifamily and mixed use districts in
recognition of their small size and low
impacts.
Ongoing No applications or inquiries for SROs were received in this reporting period.
H-10d. Zoning for Live/Work
Opportunities.
Continue to accommodate live/work
quarters in commercial districts, and allow
for flexibility in parking requirements as
supported by a parking study.
Ongoing No applications or inquiries for live/work units were received in this reporting period.
H-11a. Home sharing and
Tenant Matching
Opportunities.
Continue to support, and
consider increased participation in, the
Shared Housing Project in collaboration
with community partners.
Ongoing No inquiries received during the reporting period.
H-11b. Junior Second Units Coordinate with other Marin jurisdictions in
evaluating appropriate zoning regulations
to support in the creation of "Junior Second
Units" Adopt standards to facilitate and
seek to issue permits for at least 20 units
during planning period.
2015 In 2019, the City approved three (3) junior second units (JSUs).
H-12a. Countywide Efforts to
Address Homeless Needs.
Continue to support and allocate funds, as
appropriate, for programs providing
emergency shelter, supportive and/or
transitional housing and counseling
services for the homeless or persons at risk
of homelessness.
Ongoing (as part of project
review)
City staff (Director of Homeless, Planning and Outreach) is participating in a countywide
effort to seek both temporary and permanent housing opportunities for homeless. The
City is a member of "Opening Doors," which is a Committee comprised of Marin County
elected officials, housing advocates/developers and homeless advocated. City also hired
new Director of Homeless Planning & Outreach to bring a strategic focus to the City's
efforts and to partner with other organizations.
H-12b. Good Neighborhood
Relations Involving
Emergency Shelters and
Residential Care Facilities
Where determined necessary during review
of an application, encourage positive
relations between neighborhoods and
providers of emergency shelters and
residential care facilities by requiring shelter
outreach communication programs with the
neighborhoods.
As part of project review No applications were processed for emergency shelters or residential care facilities during
the reporting period.
H-12c. Residential Care
Facilities.
Regularly update zoning regulations to
conform to laws and do not result in
overconcentration of care facilities. Explore
the feasibility of requiring affordable units in
assisted living facilities.
2018 This program, which is also linked to Program H-13a (Assisted Living) has not yet been
implemented by the City. However, in 2018, the City Council directed staff to complete a
study of the residential care and assisted living-type facilities to: a) determine their impact
on the community (an aging community); and b) identify appropriate measure for
affordable and/or inclusionary housing requirements. This study will be completed in
2020.
H-12d. Emergency Shelters,
Transitional and Supportive
Housing.
Implement Zoning Code provisions to
accommodate emergency shelters,
transitional and supportive housing. Amend
Code Section 14.16.115 to clarify:
a) Requirements
for staff and services to assist residents in
obtaining permanent shelter and income
are permissive, not mandatory; and b) while
a written
Management Plan is required, it is not
subject to discretionary approval.
2014 City completed Zoning Code revisions in compliance with SB 2 in 2014. City in process of
amending Code to further clarify shelter provisions as specified in the Housing Element.
H-13a. Assisted Living.Evaluate current zoning regulations for new
assisted living housing, and assess options
to regulate as a residential, rather than a
commercial use. Evaluate establishing
inclusionary housing requirements for
assisted living.
2018 This program, which is also linked to Program H-12c (Residential Care Facilities) has not
yet been implemented by the City. However, in 2018, the City Council directed staff to
complete a study of the residential care and assisted living-type facilities to: a) determine
their impact on the community (an aging community); and b) identify appropriate measure
for affordable and/or inclusionary housing requirements. This study will be completed in
2020.
H-13b. “Age-in-Place”
Assistance.
Continue to provide assistance to older
residents to remain independent in their
homes, such as the Police Department's
"Are You OK?" program, the Fire
Department's "Safety Check" program,
Code Enforcement's continuing
cooperation with Marin Social Services, and
Community Services social activities offered
through the Community Centers.
Annually The City continues to offer a variety of programs and services to support seniors to age in
place in their homes. The City has adopted standards to facilitate Accessory Dwelling
Units (ADUs) and junior dwelling units (JDUs) to assist "over-housed" senior homeowners
to remain in their homes.
H-14a. Residential and
Mixed Use Sites Inventory.
Maintain a current inventory of suitable
sites, and provide this information to
interested developers along with
information on incentives.
Ongoing As part of the 2015-2023 Housing Element update, in 2015, the City undertook a
comprehensive update of its sites zoned and suitable for residential and mixed-use
development. Planning staff continues to inform developers of density bonuses and
concessions available for development projects, where appropriate.
H-14b. Efficient use of
Multifamily Housing Sites.
Do not approve residential-only
development below minimum designated
General Plan densities unless physical or
environmental constraints preclude its
achievement.
Ongoing (as part of project
review)
The City continues to require developers/applicants to meet the minimum density
requirements in designing their housing projects. The City has not approved a housing
project that is below the minimum density requirements specified by the General Plan
2020 or zoning.
H-14c. Continue to
implement Zoning Provisions
to Encourage Mixed Use.
Encourage adaptive reuse. Explore zoning
incentives to encourage lot consolidation.
Review zoning requirements for retail in a
mixed use building or site, and amend as
necessary to allow for residential-only
buildings in appropriate mixed-use zoning
districts.
2017 The City continues to support mixed use development as project applications are
received.
H-14d. Air Rights
Development.
Evaluate the feasibility of air rights
development and consider possible zoning
incentives. Encourage developers of
affordable housing to utilize air rights, such
as above public parking lots or commercial
uses Downtown.
2020 One inquiry for air rights development (over a City parking garage) was informally
presented to the City during this reporting period. The developer is working with City staff
on this proposal. In 2019, City staff completed a planning feasibility study of six, City-
owned public parking lots to assess opportunities to partner with housing developers and
consider housing development on these lots.
H-15a. Downtown Station
Area Plan.
Complete Station Area parking study and
Transit Center relocation analysis (2015).
Study other Plan recommendations to
increase housing opportunities near transit.
Build upon lessons learned from the
Station Area parking analysis to reevaluate
parking standards on a citywide basis.
One year after the start of
SMART services
In 2018, the City initiated the preparation of General Plan 2040, which is a citywide
update. Included in this work is the preparation of a Downtown Precise Plan, which will
cover an area that is generally 1/2-mile around the Downtown SMART commuter rail
station. The intent of intent and goal of the Downtown Precise Plan is to develop and
incorporate a form-based code as a tool to streamline the environmental and
development review process for Downtown projects, particularly for new housing
development. This Precise Plan will incorporate the recommendations of the Downtown
Parking & Wayfinding Study (adopted by the City Council in 2018), which includes
creative measures for reducing parking and parking cost. The Downtown Precise Plan is
expected to be adopted in 2020
H-15b. Civic Center Station
Area Plan.
Study Station Area Plan recommendations
to facilitate housing opportunities near
transit, and implement through General
Plan amendments and Zoning Code
changes where appropriate.
One year after the start of
SMART services
As noted in Program H-15a (Downtown Station Area Plan) above, in 2018, the City
initiated the preparation of General Plan 2040, which is a citywide update. The General
Plan 2040 will incorporate the recommendations of the Civic Center Station Area Plan,
which includes rezoning and up zoning key sites for housing development that are within
1/2-mile of the Civic Center SMART commuter rail station. The draft General Plan 2040
includes a recommended new program to pursue funding and completion of a "specific
plan" or "precise plan" for the Northgate area. It is expected that the San Rafael
General Plan 2040 will be adopted in 2020.
H-16a. New Second Units Based on past trends, support the
production of an average of five second
units annually, with the goal of achieving
40 units over the planning period.
Ongoing The Community Development Department has prepared helpful informational handouts to
assist property owners in determining feasibility of a second unit. In 2019, the City
approved 25 ADUs. A new ADU Ordinance has been drafted and is being revised to
address the recent State law changes applicable to ADUs and JDUs.
H-17a. State Density Bonus
Law.
Implement State density bonus
requirements, as specified within the city's
Affordable Housing Ordinance, in
connection with the city's Inclusionary
Housing requirement.
Ongoing (as part of project
review)
San Rafael has integrated State density bonus requirements within its Affordable
Housing Ordinance (Zoning Code Section 14.16.030), depicting the connection with the
City's Inclusionary Housing requirements. Since adoption of this ordinance, the City has
approved approximately 15 residential housing developments that have included a
density bonus.
H-17b. Height Bonuses.Continue to offer height bonuses for
projects that include affordable housing,
and provide early design review to assist
with potential design issues. Evaluate
utilizing height bonuses as a tool to
incentivize lot consolidation.
Evaluate lot consolidation by
2016
Since the adoption of the height bonus allowance, the City has approved approximately
15 residential housing developments that have included a height bonus.
H-17c. Waiver or Reduction
of fees
Continue to offer fee waivers/reductions for
applications including affordable units.
Eliminate traffic mitigation fees on second
units, and coordinate with local jurisdictions
to lobby Las Gallinas Valley Sanitary District
to reduce sewer connection fees for
second units and affordable housing.
Ongoing (as part of project
review)
The City recieved one request for fee waiver for a 32-unit supportive housing project in
2019. The fee waiver was approved by the City Council in 2020. The City has eliminated
traffic mitigation fees on Accessory and Junior Accessory Dwelling units. In 2019, the
San Rafael City Council received a report on the challenges to approving and developing
housing. One of the identified challenges is the cost of fees for housing development
projects. The City Council directed staff to study the current fees and return with a
program to defer, reduce or eliminate fees for housing project to promote development.
This study is underway and will be completed and presented to the City Council in late
2020.
H-17d. Efficient Project
Review.
Continue to implement the Permit
Streamlining Act and provide concurrent
permitting.
Ongoing (as part of project
review)
The City's Building Division continues to implement permit tracking and over-the-counter
one-stop permitting. Planning staff continues to inform developers of density bonuses
and concessions available for development projects, where appropriate. In 2019, the
San Rafael City Council received a report on the challenges to approving and developing
housing. One of the identified challenges is time it takes to process a Planning
application through action for a housing project. Staff was directed to find ways to
streamline the Planning review process by studying options to the current Design Review
Permit process. Staff is reviewing options to the current Design Review Board platform
for reviewing projects. It is expected that this study will be completed in mid-to-late 2020.
H-18a. Inclusionary Housing
Nexus Study
Conduct affordable housing nexus study.
Evaluate the Inclusionary Housing
Ordinance and in-lieu fee requirements for
effectiveness in providing affordable
housing and amend the Inclusionary
Housing Program as warranted.
2016 Through the SB2 Planning Grant process, the City has secured funds to update the
2003 affordable housing nexus study. The City is partnering with the County of Marin
and other cities/towns in Marin County on the completion of this study It is expected that
the updated nexus study will be completed in mid-to-late 2020. In 2019, the San Rafael
City Council received a report on the challenges to approving and developing housing.
One of the identified challenges is the City's current incusionary housing requirements
(20% inclusionary). The City Council has directed staff to study options to the current
inclusionary housing requirements such as: a buy-out and payment of an in-liu fee; a
combination or a reduced amount of on-site inclusionary housing and in-lieu fee
payment; and a reduction in the current requirements (e.g., reducing the requirement
from 20% to 15%). This study will be completed and presented to the City Council by mid-
2020, followed by likely changes to the City's inclusionary housing ordinance.
H-19a. Sustainability Policies
and Programs
Implement the Sustainability Element in the
San Rafael General Plan to guide
sustainable housing development and
renovation.
Ongoing Housing projects are required to meet Green Building and Cal Green Standards. The
Green Building informational handout, which is posted on the City website, provides
information on requirements, including incentives available to residential projects that
achieve at least 100 Green Points or non-residential projects that achieve at least a
LEED Gold rating. On May 20, 2019, the City adopted Climate Action Plan 2030 which
includes local measures and progreams to reduce greenhouse gas emissions.
Annual Progress Report January 2020
Jurisdiction San Rafael ANNUAL ELEMENT PROGRESS REPORT
Reporting Period 2019 (Jan. 1 - Dec. 31)Housing Element Implementation
Description of Commercial
Development Bonus
Commercial Development Bonus
Date Approved
3 4
APN Street Address Project Name +Local Jurisdiction
Tracking ID +
Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income
Description of Commercial
Development Bonus
Commercial Development Bonus
Date Approved
No commercial
development
bonus approved in
2019
Summary Row: Start Data Entry Below
Units Constructed as Part of Agreement
Commercial Development Bonus Approved pursuant to GC Section 65915.7
Table E
Note: "+" indicates an optional field
Project Identifier
1 2
(CCR Title 25 §6202)
Cells in grey contain auto-calculation
formulas
Annual Progress Report January 2020
Jurisdiction San Rafael ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field
Reporting Period 2019 (Jan. 1 - Dec. 31)Housing Element Implementation Cells in grey contain auto-calculation formulas
(CCR Title 25 §6202)
Extremely Low-
Income +Very Low-Income +Low-Income +TOTAL UNITS+
Extremely Low-
Income +
Very Low-
Income +Low-Income +TOTAL UNITS+
Rehabilitation Activity
Preservation of Units At-Risk
Acquisition of Units
Total Units by Income
Table F
This table is optional. Jurisdictions may list (for informational purposes only) units that do not count toward RHNA, but were substantially rehabilitated, acquired or preserved. To enter units in this table as progress toward RHNA, please contact HCD at
APR@hcd.ca.gov. HCD will provide a password to unlock the grey fields. Units may only be credited to the table below when a jurisdiction has included a program in its housing element to rehabilitate, preserve or acquire units to accommodate a portion of its
RHNA which meet the specific criteria as outlined in Government Code section 65583.1(c)(2).
Activity Type
Units that Do Not Count Towards RHNA+
Listed for Informational Purposes Only
Units that Count Towards RHNA +
Note - Because the statutory requirements severely limit what can be
counted, please contact HCD to receive the password that will enable you
to populate these fields.The description should adequately document how each
unit complies with subsection (c)(7) of Government Code
Section 65583.1 +
Units Rehabilitated, Preserved and Acquired for Alternative Adequate Sites pursuant to Government Code section 65583.1(c)(2)
Jurisdiction San Rafael
Reporting Period 2019 (Jan. 1 - Dec. 31)
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
4
APN Street Address Project Name +Local Jurisdiction
Tracking ID +
Realistic Capacity
Identified in the
Housing Element
Entity to whom the site
transferred Intended Use for Site
No locally owned
lands sold in 2019
1
Summary Row: Start Data Entry Below
Note: "+" indicates an optional field
Cells in grey contain auto-calculation
formulas
(CCR Title 25 §6202)
Table G
Locally Owned Lands Included in the Housing Element Sites Inventory that have been sold, leased, or otherwise disposed of
Project Identifier
NOTE: This table must only be filled out if the housing element sites
inventory contains a site which is or was owned by the reporting
jurisdiction, and has been sold, leased, or otherwise disposed of
during the reporting year.
Jurisdiction San Rafael
Reporting Year 2019 (Jan. 1 - Dec. 31)
Current Year
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 6
Deed Restricted 0
Non-Deed Restricted 0
22
28
31
68
34
0
0
0
0
0
Income Rental Ownership Total
Very Low 0 0 0
Low 0 0 0
Moderate 0 0 0
Above Moderate 0 0 0
Total 0 0 0
Cells in grey contain auto-calculation formulas
Above Moderate
Units Constructed - SB 35 Streamlining Permits
Number of Streamlining Applications Approved
Total Developments Approved with Streamlining
Total Units Constructed with Streamlining
Total Housing Applications Submitted:
Number of Proposed Units in All Applications Received:
Total Housing Units Approved:
Total Housing Units Disapproved:
Total Units
Housing Applications Summary
Use of SB 35 Streamlining Provisions
Note: Units serving extremely low-income households are included in the very low-
income permitted units totals
Number of Applications for Streamlining
Building Permits Issued by Affordability Summary
Income Level
Very Low
Low
Moderate
Legal No.
Marin Independent Journal
4000 Civic Center Drive, Suite 301
San Rafael, CA 94903
415-382-7335
legals@marinij.com
I am a citizen of the United States and a resident of the
County aforesaid: I am over the age of eighteen years, and
not a party to or interested in the above matter. I am the
principal clerk of the printer of the MARIN INDEPENDENT
JOURNAL, a newspaper of general circulation, printed and
published daily in the County of Marin, and which
newspaper has been adjudged a newspaper of general
circulation by the Superior Court of the County of Marin,
State of California, under date of FEBRUARY 7, 1955,
CASE NUMBER 25566; that the notice, of which the
annexed is a printed copy (set in type not smaller than
nonpareil), has been published in each regular and entire
issue of said newspaper and not in any supplement
thereof on the following dates, to-wit:
05/02/2020
I certify (or declare) under the penalty of perjury that the
foregoing is true and correct.
Dated this 5th day of May, 2020.
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA
County of Marin
Signature
PROOF OF PUBLICATION
0006481522
2070419
CITY OF SAN RAFAEL
CITY OF SAN RAFAEL
CITY CLERK, ROOM 209
1400 FIFTH AVENUE, SAN RAFAEL, CA 94901
SAN RAFAEL, CA 94915-1560
r.BP7-11/10/16 1
CITY OF SAN RAFAEL
NOTICE OF PUBLIC HEARING
Notice is hereby given that the San Rafael
City Council will hold a public hearing on
the following project:
MEETING DATE/TIME/LOCATION:
Monday, May 18, 2020, 7:00 p.m. COVID-19
ADVISORY NOTICE
Consistent with Executive Orders No.-25-20
and No . N-29-20 from the Executive Depart-
ment of the State of California and the Marin
County March 16, 2020 Shelter in Place Order,
the San Rafael City Council meeting of May 18,
2020 will not be physically open to the public
and the meeting will be streamed live to
YouTube at https://www.youtube.com/cityof
sanrafael. Instructions on how to participate
online will be available on the YouTube chan-
nel.
PROJECT DESCRIPTION: ANNUAL PROGRESS
REPORT (APR) ON HOUSING -Per State law,
the City of San Rafael is required to complete
and submit an Annual Progress Report (APR)
on housing to the State of California Depart-
ment of Housing and Community Develop-
ment. The APR includes data on the number of
housing units submitted, approved and built in
2019, and an update on the progress of imple-
menting programs in the City's Housing Ele-
ment. Further, State law requires that the City
conduct a public hearing on the APR to solicit
public comments. File No.: P20-003 .
As required by State law (California Environ-
mental Quality Act), review and action on the
APR must be review ed to determine if it is sub-
ject to environmental review . As the APR is an
informational report, it will have no physical
impact on the environment. The APR is classi-
fied as a plannin\J study, which qualifies for a
Statutory Exemption from the provisions of the
CEQA Guidelines under 14 CRR Section 15262.
WHAT WILL HAPPEN: You may comment on the
project online through YouTube or over the tel-
ephone by calling the number provided on the
agenda. The City Council will consider public
comment/testimony and decide whether to
accept the APR .
IF YOU CANNOT PARTICIPATE: You may send a
letter to Lindsay Lara, City Clerk, City of San
Rafael, 1400 5th Ave, San Rafael , CA 94901 or
via email Lindsay.Lara@c ityofsanrafael.org.
FOR MORE INFORMATION:
Contact Alicia Giudice, Principal Planner
at (415) 485-3092 or allcia.giudiceailc ityofs'!!!
rafael.g,:g. Ci!)'~ffices are currentwclosea
to public walk in, ou can contact the
planner for mo mabon. You can also
view the staff re r 5:00 p.m. on the
Friday before the meeting at
http://www.cityofsanrafael.org/meetings.
SAN RAFAEL CITY COUNCIL
/s/ Lindsay Lara
Lindsay Lara
CITY CLERK
No. 432 May 2, 2020