December 5, 2022
San Rafael City Council
1400 Fifth Ave., Rm. 209
San Rafael, CA 94901
Mayor Colin and Council Members:
The Marin Environmental Housing Collaborative (MEHC) is a multidisciplinary consortium of advocates generating support for projects and policies that advance affordable housing, environmental integrity, and social justice. We are writing to comment on San Rafael’s draft 6th Cycle Housing Element.
We applaud the basic premise of the plan, which is a clear commitment to equity and social justice, rather than the usual focus on the minutia of zoning regulations. While it is critical to promote and implement programs that will accomplish the RHNA production mandate, policies must ultimately be driven by values. The thorough and insightful Needs Assessment and the clear, values-based goals and policies show that the City is planning not only for its share of the regional housing requirement, but for the community’s needs. Overall, we think the content and writing in the draft Housing Element are excellent.
However, we find that the draft plan fails to adequately address one of the city’s most urgent housing problems – gentrification in the Canal neighborhood. As you know, several years ago the federal government designated Canal neighborhood an “opportunity zone.” As a direct result, investors purchased the apartment building at 400 Canal Street, radically increased the rent, and served notice that they are about to begin major upgrades to the property. Tenants are effectively being forced out. The draft Housing Element speaks to eviction protections and relocation assistance in the Canal neighborhood (programs 2, 11, and 12) but it is silent on price controls. The draft Housing Element should speak more directly to the need for rent stabilization in the Canal neighborhood.
Also likely in response to opportunity zone incentives, a 70-unit townhome project is being developed on the former bowling alley site BOARD
Robert Pendoley,
Chair
Betsey Cutler
Lucie Hollingsworth
Linda M. Jackson
Paul Jensen
Shiraz Kaderali
Larry Kennings
David Levin
Douglas Mundo
Jessuina Pérez-Terán
Steven Saxe
Jennifer Silva
Ethan Strull
Chantel Walker
Warren Wells
ADVISORY BOARD
Ron Albert
Paula Allen
Margot Biehle
Greg Brockbank
Katherine Crecelius
John Eller
Casey Epp
Kathleen Foote
Mayme Hubert
Cesar Lagleva
Stacey Laumann
Stephanie Lovette
Marge Macris
Scott Quinn
Michele Rodriguez
Annette Rose
Colin Russell
Mary Kay Sweeney
Joe Walsh
Joanne Webster
Steve Willis
Sallyanne Wilson
Tom Wilson
Lis
Kiki LaPorta,
Communications
P.O. Box 9633
San Rafael CA 94912
www.MarinMEHC.org
[email protected]
SRCC 12/5/22
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at 88 Vivian Way. The neighborhood is a highly desirable location. The investments at 400 Canal and 88 Vivian Way are clear indications of gentrification that threatens lower income households in the area. While the Canal clearly has problems with crowding and economic disadvantages, it is also a vibrant neighborhood that should be protected for its own intrinsic value. We recommend that a program or programs be added to the Housing Element to facilitate the purchase of rental housing in the Canal by qualified affordable housing providers as was done recently for several properties in Terra Linda.
The Constraints Analysis includes a discussion of the Affordable Housing Ordinance and concludes that “the revised terms of the Affordable Housing Ordinance have had a positive effect, with the number of projects in the pipeline increasing since its approval.” Lacking real data on the number of building permits issued and the volume of housing starts, we question this conclusion. We urge you to direct staff to edit the draft plan to include data on permits issued and building starts to document the impact of the Affordable Housing Ordinance revisions.
We are particularly pleased to read Program 26: Objective Design Standards for MultiFamily Housing. In this era when opponents of housing opportunity talk about the “loss of local control” it is, in fact, important for cities to “take control.” Objective Design and Development standards as proposed in the draft Housing Element will enable San Rafael to maintain design control while taking advantage of the housing-affirmingpower of SB35.
Thank you for your consideration.
Sincerely,
Board Chair