HomeMy WebLinkAboutCD San Rafael 2023-2031 Housing Element PPTSAN RAFAEL 2023-2031 HOUSING ELEMENT
Informational Report to City Council
August 16, 2021
Overview
Required element of every General Plan
Expresses City policies for housing
conservation, housing production, and
affordable housing
Contents established by State law—many
prescriptive statutory requirements
Covers an 8-year planning period
Subject to certification by State HCD
Failure to comply can lead to loss of
eligibility for funds and legal risk
Fifth Cycle:
Jan. 2015 –Jan. 2023
Sixth Cycle:
Jan. 2023-Jan. 2031
Relationship to GP 2040 and DTPP
Land Use
Neighborhoods
Community Design
Conservation/Climate
Safety/ Resilience
Noise
Mobility
Community Services and Infrastructure
Economic Vitality
Arts and Culture
Equity, Diversity, Inclusion
Housing
Contents of Housing Element
Evaluation of Progress
Needs Assessment
Constraints Analysis
◦Government Constraints
◦Non-Government Constraints
Resources and Opportunities
Goals, Policies and Actions
Evaluation Needs
Resources Constraints
Action
Program
Housing Goals, Policies, Programs
Conserve the existing housing stock
Maintain opportunity sites for new housing
Distribute affordable units throughout the city
Create incentives for affordable units
Prevent discrimination
Encourage housing for people with special needs
Remove regulatory obstacles
Encourage regional collaboration
Engage the community
Housing Element is driven by RHNA
Since 1969, State law has required that all jurisdictions plan
to meet the housing needs of everyone in the community
State identifies total number of units, across all income
groups, for which the region must plan for 8-year period
ABAG collaborates with local governments and stakeholders
to develop a formula to assign each community their share
Each local government must update Housing Element and
zoning, if needed, to show how it plans to accommodate its
share of the regional need
Bay Area RHNA Progress, 1999-2018
RHNA Permits Percent of RHNA Permitted
Cycle Total
Need
Permits
Issued All Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
1999-2006 230,743 213,024 92%44%79%38%153%
2007–2014 214,500 123,098 57%29%26%28%99%
2015-2023*187,994 121,973 65%15%15%25%126%
7
* Only includes permits issued in 2015-2018
2023-31 RHNA for Nine-County Bay Area
Total
Need
8
Total
Need
Total
Need
Very Low
114,442
Low
65,892Moderate
72,712
Above
Moderate
188,130
187,994 (2015-23)
441,176 units
(2023-31)
Regionally, the RHNA
for 2023-2031 is 2.35
times what it was in
2015-2023
Distributing 441,176 Units to 9 Counties and 101 Cities
9
Pro-rate by size or
pro-rate by growth
potential?
Large Increases in Marin County
0
500
1000
1500
2000
2500
3000
3500
4000
San Rafael Unincorp Novato Mill Valley Corte
Madera
Larkspur San
Anselmo
Fairfax Sausalito Tiburon
2015-2023 2023-2031
220%1,829%404%571%907%642%686%703%816%719%
San Rafael RHNA by Income
11
Total
Need
Total
Need
Very
Low
24%
Low
15%
Moderate
18%
Above
Moderate
43%
Very
Low
27%
Low
15%
Moderate
16%
Above
Moderate
42%
Future allocation
includes 1,349 low-
and very low-
income units
2015-2023 2023-2031
Current allocation
includes 388 low-
and very low-
income units
Meeting the RHNA
Approved Development (“pipeline” projects)
Vacant Land zoned for housing or mixed use
“Under-developed” Residential Sites
Underutilized Commercial/ Mixed Use Sites
Accessory Dwelling Units
Rezoning to allow more units
◦Increases in allowable height and density
◦Allow housing where it’s not allowed today
New Rules:
AB 1397: Limitations on Opportunity Sites
Cannot “re-use” site from last element unless City provides
minimum density and “by right” zoning for 20% affordable
Narrow definition of vacant, and if non-vacant sites used for
50% or more of lower-income need, existing use presumed
to impede development
Cannot use sites smaller than 0.5 acre or larger than 10 acres
without substantial evidence that they are viable
13
New Rules:
SB 686: Affirmatively Furthering Fair Housing (AFFH)
Assess fair housing issues and data
Assess fair housing outreach and enforcement capacity
Assess disparities in access to opportunity (school, work, transit, etc.)
Evaluate dispersal of housing opportunities by income
Evaluate displacement risk
Evaluate factors contributing to fair housing
AFFH means “taking meaningful actions, in addition to combatting discrimination, that
overcome patterns of segregation and foster inclusive communities free from barriers
that restrict access to opportunity...”
New Rules
SB 330: Limits on downzoning or new
requirements that make it more difficult to
build housing
SB 1486: Inventory surplus public land
SB 6: Statewide housing site data base
AB 139: Capacity for emergency shelter
AB 879: Requirements for constraints
analysis
AB 72: HCD may “de-certify” cities formerly
found in compliance
Others
Safety Element Revisions
AB 747: Map/ identify evacuation routes
SB 99: Identify areas with fewer than two
means of ingress/egress in high hazard areas
Compliance concurrent with Housing
Element update
Coordinate with LHMP update
Schedule
Aug-Dec 2021 Jan-May 2021 June-Sept 2021 Oct-Dec 2022
•Evaluation of prior
Element
•Data collection and
analysis
•Engagement strategy
and Working Group
Formation
•Liaison with HCD
•Meetings with
stakeholders
•Develop policies and
programs
•Confirm site inventory
and capacity
•Identify rezoning actions
Initiate CEQA
•Outreach and
engagement
•Working Group meetings
•Circulate working draft
to PC and CC for
comments/ hearings
•Submit draft to HCD for
“technical review”
•Revise draft based on
HCD and public
comment
•Prepare CEQA document
•Planning Commission
and City Council
hearings and adoption
•Formal submittal to HCD
Community Engagement
12 member Working Group
Community workshops/ Pop-Up Events
Focus group meetings
Stakeholder interviews
Presentations/liaison with neighborhood and community organizations
Focused outreach in Spanish in collaboration with Canal Alliance
Website/ on-line engagement
Commission/ Council progress reports and public hearings
Working Group
1)Housing advocacy organization
2)Homeless services advocacy organization
3)Tenants’ rights organization
4)Environmental advocacy organization
5)Neighborhood advocacy organization
6)Senior housing organization
7)Spanish-speaking community advocate
8)Non-profit/ affordable housing representative
9)For-profit residential developer/broker
10)Business community representative
11)Planning Commissioner
12)At -large, with Equity/ Diversity/ Inclusion focus
Tonight
Opportunity for Public Comment
Opportunity for Council Comment
Feedback on Working Group
Accept Informational Report
Thank You!
For more information:
Barry.Miller@cityofsanrafael.org
415-485-3423