HomeMy WebLinkAboutCD Housing Work Plan Update PPTInformational Report Providing an Update Regarding
Housing Policy Actions
San Rafael City Council
December 7, 2020
Background
Comprehensive Report to City Council on Housing -August 20, 2018
Staff Directed to follow-up on four topics:
•Renter Protection
•Short-term Rentals
•Housing for an aging population
•Challenges to approving and developing housing
Report on Challenges to Approving/Developing Housing –September 4,
2019
Purpose: Informational report identifying challenges and recommend policy measures
City Council approved Housing Work Plan outlining 15 Policies to
incentivize and streamline housing development -January 21, 2020-
San Rafael City Council
December 7, 2020
Complete Policy Actions
Summary Status
Policy 1 "Planning Commission First"
Review
Maintain current policy of a Planning Commission
study session as first public forum on
development projects, rather than the Design
Review Board.
In effect.
Policy 2 Form-Based Code for
Downtown Precise Plan
Support the direction of a form-based code for the
Downtown Precise Plan
Approved. Draft Downtown Precise Plan to
be released by Q1 2021
Policy 3 Streamline CEQA/
Environmental Review
Continue the practice of using the CEQA
exemptions, where appropriate and practical, to
streamline the CEQA/ environmental review
process for housing projects
In effect.
Policy 4 Reduce Requirements for
Technical Studies
Continue to minimize requirements for the
preparation of technical studies when appropriate
and warranted
In effect.
Policy 5 Streamlined Pre-Application
"Concept" Review Process
Continue with streamlined, Pre-Application
“concept review” process for housing projects with
no fee
In effect.
Policy 6 Affordable Housing Trust Fund
Administration
Policy resolution establishing policies and
procedures for awarding trust fund monies
In effect.
Completed Policy Actions
San Rafael City Council
December 7, 2020
Ready for City Council
San Rafael City Council
December 7, 2020
Background
Informational Report to City Council addressing four policies –September 8,
2020:
1.Inclusionary Housing
2.Density Bonus
3.Minor Streamlining Amendments
4.Changes to the Design Review Board (further action necessary)
Continued to September 21st to confirm policy direction.
Planning Commission provided recommendation aligning with 9/21 policy
direction-November 17th, 2020
San Rafael City Council
December 7, 2020
Policy 7 & 8: Adopt Changes to Inclusionary Housing Requirements &
Adopt Changes to Affordable Housing In-lieu Fee
2-15 Units 16+ Units 2-15 Units 16+ Units
Baseline Requirement
(All Projects)10% Low-Income 5%- Low Income 10% Low-Income 5%-Low Income
Additional Requirement (Must choose one option below in addition to the Baseline Requirement)
Option 1) Onsite No Requirememt
5%- Low Income
or
10%- Moderate Income
No Requirememt
5%- Low Income
or
10%- Moderate Income
Option 2) In-Lieu Payment Allowed for Fractional Units Payment equal to 5% of
Total units Allowed for Fractional Units Payment equal to 5% of
Total units
Option 3) Offsite No Requirememt
* Within 1/2 mile of project
* Similiar economic benefit
* Requires Director approval
No Requirememt
* Within 1/2 mile of project
* Similiar economic benefit
* Requires Director approval
Option 4) Land Conveyance No Requirememt
* Must be developable
* Similar economic benefit
* Requires Director approval
No Requirememt
* Must be developable
* Similar economic benefit
* Requires Director approval
Rental For Sale
* In-lieu fees allowed for fractional unit up to 0.5 Units, after 0.5 units they must provide one on-site unit
**Very Low Income- 50% AMI or lower, Low Income- 80% AMI or lower, Moderate Income- 120% AMI or Lower
•Intent was to provide flexibility to
developers to meet the affordability
requirement by providing options that
produce similar economic benefit to City.
•Allows for an In -Lieu fee for a portion of
the requirement given the ability to
leverage in -lieu fee funds to create and/or
protect affordable housing.
•Policy designed to use nationwide best
practices. Consensus among available
studies that these best practices are highly
effective at addressing causes of housing
inequality and segregation.
•Provisions included to revisit program
within 18 months.
10% On-Site Below Market Rate Equivalent
San Rafael City Council
December 7, 2020
Policy 11: Update Density Bonus Ordinance
Simplify current Density Bonus Ordinance and align with State Density Bonus Law
(SDBL)
San Rafael City Council
December 7, 2020
Under Development, On -Hold, & New Policies
San Rafael City Council
December 7, 2020
Under Development
San Rafael City Council
December 7, 2020
Summary Status
Under Development
Policy 9 “By-Right” Zoning for
Affordable Housing Projects
Resolution establishing a "by right" planning
process for affordable housing projects
Aligning process with the Objective Design
Guidelines required by SB35. Draft
Guidelines expected to be completed by
Q1 2021.
Policy 10 New Accessory Dwelling Unit
(ADU) Ordinance
Adopt a new ADU ordinance compliant with
recently passed State Legislation
Draft ADU ordinance in development. Once
complete, Ordinance will be taken to the
Planning Commission for Review. Expected
mid-2021.
Policy 12 Consider Changes to Design
Review Board (DRB)
Amendments changing the structure and role of
the DRB to one that is more informal and advisory.
Staff to return to Design Review Board with
for comments and recommendations on
potential changes prior to a return to City
Council.
Policy 13 Changes to Payment of
Development Impact Fees
Resolution changing the timing of fee payments
for development impact fees
Informational Report on potential changes
to the payment of development impact fees
expected late 2021.
Policy 14 Support City/Developer
Partnerships
Conduct an in-depth assessment of air rights use
of the seven City-owned parking lots for
development potential.
Informational Report assessing air rights
use of the seven City parking lots and
recommended next steps expected late
2021.
On -Hold
Summary Status
Policy 15 Raise Appeal Fee and/or
Change Appeal Process
Appeal fee to be studied as part of the Citywide
Master Fee Schedule Update
No further action
On-Hold
San Rafael City Council
December 7, 2020
New Policy Actions
Summary Status
New Policy Priority Development Area
(PDA) Designation
Designate Northgate and Canal Neighborhoods
as PDA's for the Plan Bay Area 2050 process
allowing access to funding for a Specific or
Precise Plan process.
PDA approved by ABAG/MTC Board.
Awaiting application period to open for first
round of planning funding (expected Q1
2021).
New Policy Allow Developer Buy-out of
New Construction projects
Allow entitled development projects to buy-out
half of the required onsite below market rate units
under certain conditions.
On September 21, 2020, City Council
directed staff to move forward with allowing
Buy-outs. No further action necessary.
New Policy Minor Streamlining
Amendments
Minor amendments to streamline the permitting
process including changes to Appeals scheduling,
development on small lots, changes to the City's
Height Bonus, and align the hillside exception
process within similar exception permits.
On September 21, 2020, City Council
directed staff to move forward with a
amendments aligning the SRMC with the
SDBL. Planning Commission
recommended moving forward with this
option at the November 17, 2020 meeting.
New Policy Housing Development
Incentive Pilot Program
Development of a "Pilot" incentive program with
provides developers additional height, density,
and parking reductions if specific community
benefits are provided.
Feedback received during Inclusionary
Housing policy outreach indicated interest
in a pilot program but further analysis is
needed.
New Policy Actions
San Rafael City Council
December 7, 2020
City Council Options
1.Accept report
2.Direct staff to return with more information
3.Take no action
San Rafael City Council
December 7, 2020
Thank You!
San Rafael City Council
December 7, 2020