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CD 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