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.
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Our position statements on key issues included below:
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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. |
Northgate Town Center Design Review
September 6, 2023 with earlier July 18, 2023
To: San Rafael Design Board
From: Sustainable San Rafael
re: Northgate Town Center Review
Two letters to the San Rafael Design Board. The latest summarizes a few ideas that we hope will help guide
the board's resolution of remaining issues concerning the design of the Northgate Town Square Project:
The new update recommends and provides specifics on these design elements:
To: San Rafael Design Board
From: Sustainable San Rafael
re: Northgate Town Center Review
Two letters to the San Rafael Design Board. The latest summarizes a few ideas that we hope will help guide
the board's resolution of remaining issues concerning the design of the Northgate Town Square Project:
The new update recommends and provides specifics on these design elements:
- Maintain the full number of housing units in the development.
- Enlarge the namesake Town Square...
- Use large, spreading trees to reduce 'heat islands' in the parking areas...
- Prioritize pedestrians with wide walkways, well-landscaped and separated from traffic...
- Activate outdoor spaces with adjacent cafes, ample seating and varied plantings...
- Provide complete building electrification, EV readiness, and other sustainability features...
in accordance with the City's recently adopted reach codes and Climate Change Action Plan...
| northgate_town_square_drb_9_6_23.pdf |
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.
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 |
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.
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 |
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.
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 |
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.
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 |
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.
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 |
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.
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 |
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.
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 |
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.
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 |