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Housing Element UpdateHousing Element Update20072007--20142014
General Plan 2020General Plan 2020FiveFive--Year ReviewYear Review
and
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•Purpose of the Community Meeting–Feedback on general plan implementation since 2004–Comments on housing needs and issues for the Housing Element Update (due June 30, 2009)
•Overview –General Plan 2020–Housing Element
•Q&A •Survey (Report Card)
Agenda
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General Plan 2020 Review
Program LU-1a: Five-Year Growth Assessment.“As part of a five-year General Plan update, review San Rafael’s growth, traffic capacity, traffic mitigation list and traffic mitigation fee. Assess growth assumptions and modify land use and circulation policies as needed.”
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Life in San Rafael is cause for celebration.
We revere our natural setting…We are enriched by our diversity…We honor our historic roots ...
We are a vibrant community ... Our distinctive neighborhoods provide housing for people at all stages of life, at all income levels.
San Rafael's healthy economy... plays a key role in providing jobs, housing, safe and attractive neighborhoods and a well-maintained infrastructure.
San Rafael is a gathering place with exciting events … cultural and entertainment venues …the stage for a thriving arts community.
Our role as the economic, cultural, political, and social services center of Marin County is enhanced by excellent transportation that accommodates vehicles while encouraging walking and biking as safe, appealing and practical alternatives.
Small wonder that we are wont to exclaim: “We are living well in San Rafael.”
General Plan 2020
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General Plan 2020 Themes
•Keep San Rafael’s ‘hometown’ character•Foster San Rafael’s accessible and responsive government•Improve the appearance of neighborhoods•Sustain the diversity of the local economy•Increase the supply of housing•Manage the traffic •Treasure the open spaces
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General Plan 2020 ElementsOur Use of Land Land Use
HousingNeighborhoodsCommunity Design
Our Foundation Economic VitalityCirculationInfrastructureGovernance
Our Quality of Life Culture and ArtsParks and RecreationSafetyNoise
Our Natural Resources Open SpaceConservationAir and Water Quality
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General Plan 2020 Review
153,000
54,000
0
20000
40000
60000
80000
100000
120000
140000
160000
2020 Forecast 2004-2008
New Commercial (Retail) Sq. Ft.
35%
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153,000
4,000
0
20000
40000
60000
80000
100000
120000
140000
160000
2020 Forecast 2004-2008
New Net Commercial (with Northgate Mall demo)
General Plan 2020 Review
3%
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248,000
-60,000
-100000
-50000
0
50000
100000
150000
200000
250000
2020 Forecast 2004-2008
New Net Office/Industrial Sq. Ft.
General Plan 2020 Review
-24%
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357
112
0
50
100
150
200
250
300
350
400
2020 Forecast 2004-2008
New Lodging (Hotel Rooms)
General Plan 2020 Review
31%
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0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Commercial Office/Ind Lodging
To 20202004-2008Existing
General Plan 2020 Review
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General Plan 2020 ReviewCleanupL Input from all implementing
departments re: reprioritization, elimination or revision of policies and programs (that don’t require an EIR)
L Revise/clarify wetlands fill policy (CON-3)
L Changing residential “gross” density limits to “net” density, consistent with Zoning Ordinance regulations
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General Plan 2020 ReviewNew issuesL Incorporate policy/program
recommendations from Climate Change Action Plan
L Incorporate policy/program recommendations from Critical Facilities Committee
L Consider a “deminimus” traffic LOS exemption for the Bellam corridor
L Consider deletion of PSP policy and program (LU-3 and LU-3a)
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What is the Housing Element?
Overview of Housing Element
San Rafael Today
Issues and Opportunities
Housing Element 2007-2014
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Part of the General PlanContents established by State Law
and certificationDescribes and responds to
community needsHas measurable objectives
Updated regularlyCritical to having an adequate
General Plan
What is the Housing Element?
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•Evaluation of previous Housing Element•Housing needs assessment, especially the City’s share of regional needs for all economic segments of the community •Goals, Objectives and policies•Identify adequate sites - zoned and available within the 7-year housing timeframe to meet City’s needs at all income levels•Examine constraints•Identify action plan to meet the community needs•Meet other State standards and be consistent with other parts of the City’s General Plan•Next update is due June 30, 2009
Housing Element Requirements
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Good news:
Housing Element 1999-2006
Unconditional approval of our 1999-2006 Housing Element by California Housing and Community Development Department
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Good news:
Housing Element 1999-2006 identified zoning capacity for over 5,000 units
Housing Element 1999-2006
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445
26
050
100150200250300350400450
Housing Need Built
Very-Low Income Units
Need vs. Production (1999-2006):
Housing Element 1999-2006
6%
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Need vs. Production (1999-2006):
Housing Element 1999-2006
207
89
0
50
100
150
200
250
Housing Need Built
Low Income Units
43%
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562
392
0
100
200
300
400
500
600
Housing Need Built
Moderate Income Units
Need vs. Production (1999-2006):
Housing Element 1999-2006
70%
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876
695
0100200300400500600700800900
Housing Need Built
Above-Moderate Income Units
Need vs. Production (1999-2006)
Housing Element 1999-2006
79%
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2090
1196
0
500
1000
1500
2000
2500
Housing Need Built
Total Units
Need vs. Production (1999-2006):
Housing Element 1999-2006
57%
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What is our New Housing Need?
Final 2007-2014 Regional Housing Needs Allocation (RHNA) Adopted May 15, 2008
Bay Area = 214,500 units
Marin County = 4,882 unitsSan Rafael = 1,403 units
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Housing Element 2007-2014
Good news:
1999-2006 Housing Need
2007-2014 Housing Need
2,0902,090
1,4031,403
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Needs by Income Level
288562Moderate income ($90,551 - $114,000)
1,4032,090TOTAL
646876Above moderate ($144,000 +)
207207Low income ($56,551 - $90,550)
262445Very low income ($33,950 - $56,550)
2007-20141999-2006Income Category
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Population
Age of Residents (2008)
33287776
1745 2477
16023
84914272 3633 4200 2920 1789
05000
100001500020000
Under5
years
5 to 17years
18 to20
years
21 to24
years
25 to44
years
45 to54
years
55 to59
years
60 to64
years
65 to74
years
75 to84
years
85yearsandover
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Population
Source: US Census 2000
11%2408Nonfamily multipersonhousehold
32%7187Single person26%5780Family with kids31%6996Family without kids
PercentNumberCategoryHousehold Type
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Population
19%Percent of Families with Children Under the Poverty Level
17%Percent of Female Headed Households Under the Poverty Level
6%Percent of Families Under the Poverty Level
Percent of Families Under the Poverty Level
Source: US Census 2000
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Population
Source: State of the Cities Comprehensive Affordability Strategy (CHAS)
484946% Cost Burden >30%
645072% with any housing problems
3,6781,3902,288Low Income67.349.177.7% Cost Burden >30%
75.949.191.1% with any housing problems
27389921746Very low income61.450.664.2% Cost Burden >50%76.275.476.4% Cost Burden >30%
79.375.480.3% with any housing problems
29836012382Extremely Low Income
Total Households
Total Owners
Total RentersCost Burden
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Housing Types
Housing TypesSource: Department of Finance 2007
0%
10%
20%
30%
40%
50%
60%
70%
Marin County San Rafael
Single FamilyDetatchedSingle FamilyAttached2-4 Units
5+ Units
Other
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Housing Needs (in 2000)
Young adultsLocal employees
Families in overcrowded housingPeople who are homeless
People with disabilitiesSeniors on social security
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Housing Sites
NOT this
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Housing Sites
Underdeveloped lots
Downtown and Mixed UseSecond Units
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Sustainability
Housing TypesSource: Department of Finance 2007
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Affordable Housing§ Requires inclusion of affordable
units within new residentialdevelopments:
20%21+ units
15%11-20 units
10%2-10 units
% Affordable UnitsProject size
§ Exemptions:- Attached housing of four or fewer units- Four or fewer units of < 1,800 sf
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Affordable Housing§ Affordability level :
½ Low income½ Very-low income
Rental Projects
½ Moderate income½ Low income
Ownership Projects
§ Units are affordable for at least 40 years, which restarts with each resale§ Fractional units > .5 are rounded up;
less than .5 can provide in-lieu fee
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Affordable Housing
§ Units are required to be interspersed in the new development project and of similar size and amenities.§ In-lieu fee now at $250,000 per
required unit§ 20% requirement and very-low
income requirement pushes the economic envelope on project feasibility
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Affordable Housing§ Requires inclusion of affordable
units within new commercialdevelopments:- Projects with net square footage
increase > 5,000 sf- Requirement based on ~20% of
actual need:
1/~45,000 sfRetail
1/~33,000 sfOffice
# Affordable UnitsProject type
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Affordable HousingRental administration by City staff
Ownership administration contracted to Marin Housing
850+ rental units in 30+ properties
116 ownership units
Restricted sales price for new ownership units for low income-$160,000-180,000
Restricted sales price for new ownership units moderate income-$230,000-260,000
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Redevelopment Agency Conduit Bonds for Tax Exempt FinancingDownpayment Grants to low income households purchasing BMR units Grants to Non Profits for purchase/rehab C.A.S.H. ProgramC.A.H.I.P. ProgramRitter Center, Mediation, Renters Rehab $
Staffing & contract for BMR programCode Enforcement Funding CDBG & HOME oversight/coordinationPredevelopment and other technical assistance to developersCommunity committees: MEHC, AHED, Workforce Trust loan committee
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Issues required to be addressed (changes in State law):
H Analysis of housing needs for emergency shelters
H Allowance for permanent emergency shelters as a permitted use in some zoning district
Housing Element 2007-2014
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Issues required to be addressed (changes in State law):
H Analysis of housing needs for Extremely Low-Income Households (earning less than 30% of county median income level)
Example: one-person household with less than $19,950 annual income, equivalent of a $9.59/hour full-time job
Housing Element 2007-2014
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Issues required to be addressed (changes in State law):
H Counting of second units towards RHNA numbers based on second units created in the previous 7-year period
Housing Element 2007-2014
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What’s been approved…and not built:
HLafayette Bakery siteHSalute siteHMission & Lincoln siteHMission & Irwin siteHLoch Lomond site
Housing Element 2007-2014
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Countywide collaboration on preparation of Housing Workbook and with California Housing & Community Development Department staff
Housing Element 2007-2014
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Public ProcessO City Council/Planning Commission
subcommitteeO Focus Group meetings with
members of the General Plan 2020 Steering Committee
O Community Meeting on December 2, 2008
O Planning Commission hearingsO City Council hearings (Adoption by
June 30, 2009)
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December 2, 2008
O Q & A / Dialogue
O Report Card
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Housing ElementHousing ElementUpdate for 2007Update for 2007--20142014
General Plan 2020General Plan 2020FiveFive--Year ReviewYear Review
and