HomeMy WebLinkAboutCD Housing Work Plan Update____________________________________________________________________________________
FOR CITY CLERK ONLY
Council Meeting: December 7, 2020
Disposition: Accepted Report
Agenda Item No: 7.c
Meeting Date: December 7, 2020
SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: Community Development Department
Prepared by: Paul Jensen (EG)
Community Development Director
City Manager Approval: ______________
TOPIC: HOUSING WORK PLAN UPDATE
SUBJECT: INFORMATIONAL REPORT PROVIDING AN UPDATE REGARDING HOUSING
POLICY ACTIONS
RECOMMENDATION: Accept Report
BACKGROUND:
On August 20, 2018, the City Council was presented a comprehensive, informational report on housing.
In response to the housing report information, the City Council directed staff to follow-up on four specific
housing topics and issues: renter regulations, Short-Term Rentals, housing for an aging population, and
challenges to the approval and development of housing.
On September 3, 2019, City staff presented an informational report on challenges to housing
development. The report presented 11 key challenges pertaining to the approval and development of
housing in San Rafael. Moreover, this report identified 13 recommended measures to address these
challenges.
Also, at the September 3rd City Council meeting, staff was directed to host public housing workshops on
proposed policies to address challenges to approving and developing housing. The purpose of these
workshops was to gain a better understanding of the public’s view on the housing crisis, as well as to get
feedback on the prioritization of the proposed policy actions. The City hosted two housing workshops,
which were attended by the City Council and the public. These workshops exposed the public to issues
surrounding the housing crisis and generated feedback from both the public and City Council.
On January 21, 2020, the City Council was presented an informational report on staff recommendations
for prioritization, timing, and future City Council actions on these proposed policy actions to address
challenges to approving and developing housing.
The purpose of this informational report is to provide an update on these housing policy actions.
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
ANALYSIS:
Since the January 21st, 2020 City Council meeting, staff has completed the following policy actions:
Summary Status
Completed Policy Actions
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.
City Council has received informational reports specific to the following policies and corresponding
ordinances and policy resolutions are ready for final City Council consideration at a future meeting:
Summary Status
Ready for Council Consideration
Policy 7
& 8 Adopt Changes to
Inclusionary Housing
Requirements & Adopt
Changes to Affordable
Housing In-lieu Fee
Amendments reducing the City's
Inclusionary Housing Requirement
and allowing developers flexibility in
meeting the requirement, including
paying an in-lieu fee for a portion of
the requirement.
On September 21, 2020, City Council
directed staff to move forward with a reduced
requirement meeting 10% below market rate
(BMR) equivalent option. Planning
Commission recommended moving forward
with this option at the November 17, 2020
meeting.
Policy 11 Update “Density Bonus”
Ordinance
Aligning the City's Density Bonus
Ordinance with the State Density
Bonus Law (SDBL)
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.
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.
On September 21, 2020, City Council
directed staff to work with the DRB to move
forward with the following:
“Pilot” a Less Formal Design Review
Advisory Committee (DRAC);
Include Public Noticing Procedures &
Measures similar to Zoning Administrator
Meeting Format.
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3
Staff is currently working on follow-up actions for the following policy actions:
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 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
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
Since the January 21, 2020 City Council meeting, staff has identified the following new policy actions:
Summary Status
New Policy Actions
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, any requested buy out will
require City Council approval
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 Canal Policy
Working Group
Collaborative policy working group aimed
at identifying policy actions to address the
impacts of COVID-19 on households in the
Canal Neighborhood
In Progress. Follow-up actions to be
identified through the Canal Policy
Working Group.
New Policy Expanded Renter
Relocation
Assistance for
Opportunity Zone
Expansion of Renter Relocation Assistance
for households displaced due to a no-fault
eviction in the City’s federally designated
Opportunity Zone.
On November 2, 2020, City Council
directed staff to move forward with
amendments expanding protections to
Opportunity Zone.
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 4
FISCAL IMPACT:
As an informational report, there is no fiscal impact.
OPTIONS:
The City Council has the following options to consider on this matter:
1. Accept Report
2. Direct staff to return with more information.
3. Take no action.
RECOMMENDED ACTION:
Accept report.