SUSTAINABLE SAN RAFAEL

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  • Home
  • Events & Actions
  • Issues
    • Zero-out Climate Change
    • Zero-Emission Mobility
    • Zero-Emission Buildings
    • Zero 'Waste' - More Resource
    • Fossil Free Electricity
    • Equitable Housing
    • Preparing for Climate Impacts
    • More Trees - Less CO2
    • Growing A Green Economy
    • Vote Climate
    • Leading By Example
  • About
    • Milestones
    • Our Board
  • Contact / Donate

Equitable housing

Equitable housing and sustainability are mutually reinforcing concerns that arise hand-in-hand as we make decisions about the development of our communities. As we grapple with reducing our impact on the climate, we must redesign neighborhoods to reduce sprawl and encourage a walkable, bike-friendly and transit-focused San Rafael, while also supporting housing that is affordable and diverse. The position statements below submitted to elected officials, illustrate how equity is both critical and possible as move towards a sustainable community. ​
​​Our position statements on key issues included below:

  • 1515 4th Street Housing
  • ​Notice of Funding Availability for Affordable Housing
  • San Rafael 2023-2031 Housing Element 
  • SB 9 Housing Development & Lot Split Regulations
  • Annual Progress Report & Housing Policy Update
  • Northgate Town Center EIR (environmental impact review) Scope
  • Revised Inclusionary Housing Requirements​
  • Proposed Housing Policies Update 
On May 9, 2013 Sustainable San Rafael, along with Sustainable Marin, The Marin Environmental Housing Collaborative, The League of Women Voters, The Marin Conservation League and Dominican University sponsored our second forum on the topic of planning the future of our communities in the era of climate change. “Planning the Future We Want (part 2)” drew an energized and attentive crowd of about 200 at Dominican’s Angelico Hall. 
You can also review Part 1 here. ​
 

1515 4th Street Housing​

April 11, 2023
To: San Rafael City Council
From: Sustainable San Rafael
​re: 1515 4th Street Housing​

​This letter addresses a significant development that could establish a new residential district at the high point of 4th Street, between Downtown and the West End. Sustainable San Rafael supports the housing and the activation it will bring to 4th Street, while recommending that the City improve its design standards and increase its "missing middle" workforce housing requirements for such large developments. The letter also supports large street trees and a few design tweaks that somewhat reduce the apparent scale of the building, and notes that the building will be all-electric, EV-ready, and includes the potential for solar panels.
pc_on_4th___e_housing-04-11-23.pdf
File Size: 58 kb
File Type: pdf
Download File

Notice of Funding Availability for Affordable Housing

 
April 3, 2023
To: San Rafael City Council
From: Sustainable San Rafael
​re: Notice of Funding Availability for Affordable Housing

Sustainable San Rafael appreciates that the City Council is holding a hearing about the proposed Notice of Funding Availability to expend housing trust monies. We are recommending in this letter that at least half the funds be spent on NEW affordable units, to increase housing stock in San Rafael, and not only preserve affordable housing. We also request that in cases where a proposal involves converting market rate units to apartments owned by nonprofits, that the application specify the impact on funding loss and the public agencies notified. 

Since the receiving property must be preserved for 55 years as affordable, we ask that an enforcement mechanism be specified, and the protections be specified that will keep existing residence in place if the units are over income limits for affordable units. 
ssr_ltr_re_6_nofa_for_housing_trust_funds.pdf
File Size: 363 kb
File Type: pdf
Download File


​​SAN RAFAEL 2023-2031 HOUSING ELEMENT

 
 
December 5, 2022
To: San Rafael City Council
From: Sustainable San Rafael
​re: San Rafael 2023-2031 Housing Element (Item 3.a)

After serving on the Housing Element Working Group, Sustainable San Rafael supports the City moving forward with review, refinement and adoption. This letter suggests nine refinements and commitments: provide a range of housing choices and affordability, identify funding sources to achieve RHNA low and very low income targets, plan and coordinate funding for sea level rise flood zones, adopt object design standards, pursue early codification of General Plan 2040 zoning recommendations, expand inclusionary housing to include 5% of total units in addition to 10% for low and very low, assure sufficient funding for green building standards, and encourage housing development in walking, bike and transit supportive neighborhoods. ​
ssr_housing_element_letter_12_5_22.pdf
File Size: 58 kb
File Type: pdf
Download File

​​SB 9 HOUSING DEVELOPMENT & LOT SPLIT REGULATIONS

 
July 18, 2022
To: San Rafael City Council
From: Sustainable San Rafael
​re: SB 9 Housing Development & Lot Split Regulations

Sustainable San Rafael supports the proposed zoning code amendment to facilitate implementation of SB 9 in San Rafael. Among other things, the California Housing Opportunity and More Efficiency (HOME) Act streamlines the process for a homeowner to create a duplex or subdivide an existing lot. We believe that creating opportunities for more housing units in single-family districts is an appropriate way to increase the amount and affordability of housing available in already developed portions of our community. 

In addition, the letter recommends that the "natural state" standards of San Rafael's hillside districts not be prioritized as the first standards to be abandoned to accommodate SB 9 units. The organization disagrees with staff's argument  that standards protecting the natural environment are less important than lot coverage, front setbacks, or second floor area limitations, given the value that our community places on nature. Recommends instead flexibility for Planning Department to determine which exceptions
should be granted rather than imposing a prescribed prioritization.
ssr_sb9_ordinance_letter_7_18_22.pdf
File Size: 61 kb
File Type: pdf
Download File

​​ANNUAL PROGRESS REPORT & HOUSING POLICY UPDATE

 
​March 20, 2022
To: San Rafael City Council
From: Sustainable San Rafael
​re: Annual Progress Report & Housing Policy Update

This letter acknowledges the City's daunting challenge to meet its RHNAs goal given that it has met only 39% of the overall goals so far, and only 22% of the affordable housing goals, with one year remaining. Our organization remains optimistic the overall goal can be reached if the City remains diligent in moving already approved projects to the building permit stage. 

Even if all the projected housing advances, the proportion of affordable housing appears to be less than half of the 569 units that RHNA requires and so that the city remains an economically diverse community. For this year and future years, we urge the City to supplement its Annual Housing Report with specific steps and metrics showing how its affordable housing commitments can be met.
ssr_housing_repart_letter_3_20_22.pdf
File Size: 61 kb
File Type: pdf
Download File

​NORTHGATE TOWN CENTER EIR SCOPE

 
January 10, 2022
To: San Rafael Planning Commission
From: Sustainable San Rafael
​re: Northgate Town Center EIR (environmental impact review) Scope

We recommend critical items to be included in the scope of the environmental analysis of the proposed Northgate Town Square.

​The recommendations are based on key principles of sustainability and focus on aesthetics, especially concerns over location of parking, the way in which the new project will meet the objectives of San Rafael's Climate Action Plan  with clear mitigations for greenhouse gas emissions, land use and planning, equity in housing, and to create a walkable, bike-friendly and transit connected neighborhood. ​
northgate_town_square_ssr_1_10_22.pdf
File Size: 88 kb
File Type: pdf
Download File

​REVISED INCLUSIONARY HOUSING REQUIREMENTS

 
February 11, 2021
To: San Rafael City Council
From: Sustainable San Rafael
re: Revised Inclusionary Housing Requirements

In this letter, we weigh in on the Affordable Housing Scenarios under consideration. We recommend adopting a Simplified Scenario which assures a minimum of 10% affordable housing units onsite while lowering the secondary onsite option to 5% moderate-income units.

​This scenario approximates the feasibility of the original 15% scenario established in earlier staff reports but also provides developers a menu of additional options, including in-lieu payments to the City's Housing Trust Fund. It also advances the City's goals of more housing and greater affordability.
ssr_cc_housing_letter_2_11_21.pdf
File Size: 133 kb
File Type: pdf
Download File

Proposed Housing Policies Update

December 7, 2020
To: San Rafael City Council
From: Sustainable San Rafael
re: Proposed Housing Policies Update

We support a comprehensive package of Proposed Housing Policies to confront growing shortage of affordable housing in our community.

​The letter offers additional updated recommendations related to: 1) inclusionary housing, affordable housing in-lieu fee, by-right zoning, accessory dwelling unit ordinance, density bonus update, design review board changes, payment of development impact fees,  and city/developer partnerships.

​Also urges innovation to address housing shortage while adapting to changing retail patterns, transportation and climate impacts. 
12_7_20_ssr_proposed_housing_policies_letter.pdf
File Size: 79 kb
File Type: pdf
Download File

 
 
 
 
 

1515 4TH STREET HOUSING​

April 11, 2023
To: San Rafael City Council
From: Sustainable San Rafael
​re: 1515 4th Street Housing​

​This letter addresses a significant development that could establish a new residential district at the high point of 4th Street, between Downtown and the West End. Sustainable San Rafael supports the housing and the activation it will bring to 4th Street, while recommending that the City improve its design standards and increase its "missing middle" workforce housing requirements for such large developments. The letter also supports large street trees and a few design tweaks that somewhat reduce the apparent scale of the building, and notes that the building will be all-electric, EV-ready, and includes the potential for solar panels.
pc_on_4th___e_housing-04-11-23.pdf
File Size: 58 kb
File Type: pdf
Download File

 

NOTICE OF FUNDING AVAILABILITY FOR AFFORDABLE HOUSING

April 3, 2023
To: San Rafael City Council
From: Sustainable San Rafael
​re: Notice of Funding Availability for Affordable Housing

Sustainable San Rafael appreciates that the City Council is holding a hearing about the proposed Notice of Funding Availability to expend housing trust monies. We are recommending in this letter that at least half the funds be spent on NEW affordable units, to increase housing stock in San Rafael, and not only preserve affordable housing. We also request that in cases where a proposal involves converting market rate units to apartments owned by nonprofits, that the application specify the impact on funding loss and the public agencies notified. 

Since the receiving property must be preserved for 55 years as affordable, we ask that an enforcement mechanism be specified, and the protections be specified that will keep existing residence in place if the units are over income limits for affordable units. 
ssr_ltr_re_6_nofa_for_housing_trust_funds.pdf
File Size: 363 kb
File Type: pdf
Download File

 

​​SAN RAFAEL 2023-2031 HOUSING ELEMENT​

December 5, 2022
To: San Rafael City Council
From: Sustainable San Rafael
​re: San Rafael 2023-2031 Housing Element (Item 3.a)

After serving on the Housing Element Working Group, Sustainable San Rafael supports the City moving forward with review, refinement and adoption. This letter suggests nine refinements and commitments: provide a range of housing choices and affordability, identify funding sources to achieve RHNA low and very low income targets, plan and coordinate funding for sea level rise flood zones, adopt object design standards, pursue early codification of General Plan 2040 zoning recommendations, expand inclusionary housing to include 5% of total units in addition to 10% for low and very low, assure sufficient funding for green building standards, and encourage housing development in walking, bike and transit supportive neighborhoods. ​
ssr_housing_element_letter_12_5_22.pdf
File Size: 58 kb
File Type: pdf
Download File

 

​​SB 9 HOUSING DEVELOPMENT & LOT SPLIT REGULATIONS

July 18, 2022
To: San Rafael City Council
From: Sustainable San Rafael
​re: SB 9 Housing Development & Lot Split Regulations

Sustainable San Rafael supports the proposed zoning code amendment to facilitate implementation of SB 9 in San Rafael. Among other things, the California Housing Opportunity and More Efficiency (HOME) Act streamlines the process for a homeowner to create a duplex or subdivide an existing lot. We believe that creating opportunities for more housing units in single-family districts is an appropriate way to increase the amount and affordability of housing available in already developed portions of our community. 

In addition, the letter recommends that the "natural state" standards of San Rafael's hillside districts not be prioritized as the first standards to be abandoned to accommodate SB 9 units. The organization disagrees with staff's argument  that standards protecting the natural environment are less important than lot coverage, front setbacks, or second floor area limitations, given the value that our community places on nature. Recommends instead flexibility for Planning Department to determine which exceptions
should be granted rather than imposing a prescribed prioritization.​
ssr_sb9_ordinance_letter_7_18_22.pdf
File Size: 61 kb
File Type: pdf
Download File

 

​​ANNUAL PROGRESS REPORT & HOUSING POLICY UPDATE

​March 20, 2022
To: San Rafael City Council
From: Sustainable San Rafael
​re: Annual Progress Report & Housing Policy Update

This letter acknowledges the City's daunting challenge to meet its RHNAs goal given that it has met only 39% of the overall goals so far, and only 22% of the affordable housing goals, with one year remaining. Our organization remains optimistic the overall goal can be reached if the City remains diligent in moving already approved projects to the building permit stage. 

Even if all the projected housing advances, the proportion of affordable housing appears to be less than half of the 569 units that RHNA requires and so that the city remains an economically diverse community. For this year and future years, we urge the City to supplement its Annual Housing Report with specific steps and metrics showing how its affordable housing commitments can be met.​
ssr_housing_report_letter_3_20_22.pdf
File Size: 61 kb
File Type: pdf
Download File

 

​NORTHGATE TOWN CENTER EIR SCOPE

January 10, 2022
To: San Rafael Planning Commission
From: Sustainable San Rafael
​re: Northgate Town Center EIR (environmental impact review) Scope

We recommend critical items to be included in the scope of the environmental analysis of the proposed Northgate Town Square.

​The recommendations are based on key principles of sustainability and focus on aesthetics, especially concerns over location of parking, the way in which the new project will meet the objectives of San Rafael's Climate Action Plan  with clear mitigations for greenhouse gas emissions, land use and planning, equity in housing, and to create a walkable, bike-friendly and transit connected neighborhood. ​
northgate_town_square_ssr_1_10_22.pdf
File Size: 88 kb
File Type: pdf
Download File

 

​REVISED INCLUSIONARY HOUSING REQUIREMENTS

February 11, 2021
To: San Rafael City Council
From: Sustainable San Rafael
re: Revised Inclusionary Housing Requirements

In this letter, we weigh in on the Affordable Housing Scenarios under consideration. We recommend adopting a Simplified Scenario which assures a minimum of 10% affordable housing units onsite while lowering the secondary onsite option to 5% moderate-income units.

​This scenario approximates the feasibility of the original 15% scenario established in earlier staff reports but also provides developers a menu of additional options, including in-lieu payments to the City's Housing Trust Fund. It also advances the City's goals of more housing and greater affordability.
​
ssr_cc_housing_letter_2_11_21.pdf
File Size: 133 kb
File Type: pdf
Download File

 

PROPOSED HOUSING POLICIES UPDATE

December 7, 2020
To: San Rafael City Council
From: Sustainable San Rafael
re: Proposed Housing Policies Update

We support a comprehensive package of Proposed Housing Policies to confront growing shortage of affordable housing in our community.

​The letter offers additional updated recommendations related to: 1) inclusionary housing, affordable housing in-lieu fee, by-right zoning, accessory dwelling unit ordinance, density bonus update, design review board changes, payment of development impact fees,  and city/developer partnerships.

​Also urges innovation to address housing shortage while adapting to changing retail patterns, transportation and climate impacts. ​
12_7_20_ssr_proposed_housing_policies_letter.pdf
File Size: 79 kb
File Type: pdf
Download File

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