San Rafael City Council
March 16, 2026

____________________________________________________________________________________

FOR CITY CLERK ONLY
Council Meeting: _______________________
Disposition: ___________________________
Agenda Item No: 3.b
Meeting Date: March 16, 2026

SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: Community and Economic Development
Prepared by: Greg Minor, Assistant Director City Manager Approval: ______________ TOPIC: GENERAL PLAN AND HOUSING ELEMENT ANNUAL PROGRESS REPORT SUBJECT: GENERAL PLAN AND HOUSING ELEMENT ANNUAL PROGRESS REPORT

HIGHLIGHTING PROGRESS ON THE POLICIES AND PROGRAMS IDENTIFIED IN THE CITY’S GENERAL PLAN AND THE CITY’S PROGRESS TOWARD MEETING ITS

SHARE OF THE REGIONAL HOUSING NEED ALLOCATION (RHNA)
RECOMMENDATION:

Staff recommends that the City Council accept the General Plan and Housing Element Annual Progress Report for 2025 and direct staff to present the report to the California Department of Housing and Community Development.

BACKGROUND:

Government Code 65300 requires local jurisdictions to prepare and adopt a General Plan that establishes the community’s long-term vision. General Plans identify policies and programs that address the development and redevelopment of land, the preservation of parks and open spaces, the provision of housing for current and future residents, the conservation of natural resources, the improvement of the circulation and transportation system, the control of noise, and the protection of life and property from hazards.

The City of San Rafael adopted its current General Plan, General Plan 2040, in August 2021. The San Rafael City Council adopted a substantially compliant 2023-2031 Housing Element on May 15, 2023, and the State Department of Housing and Community Development (HCD) certified the updated Housing Element on June 22, 2023.

Government Code Section 65400 mandates that local jurisdictions prepare an Annual Progress Report (APR) on the status of the City’s General Plan and progress toward meeting its share of the Regional Housing Need Allocation (RHNA). A copy of the report must be submitted to both the Governor’s Office of Land Use and Climate Innovation and HCD by April 1st for the previous calendar year (January 1- December 31). This staff report summarizes the City’s progress in implementing the City’s Housing Element and General Plan during the 2025 calendar year. It includes data on its progress towards SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
meeting its share of RHNA, including data on all housing development applications, entitlements, building permits, and completions using forms prescribed by HCD.

ANALYSIS:

I. Housing Element Annual Progress Report
a. Overview of APR Tables
Government Code Section 65400 includes specific requirements for preparing a Housing Element Annual Progress Report (HE APR), and HCD requires local jurisdictions to submit their HE APR on a form prescribed by HCD (Attachment 1). This report includes the City’s progress towards implementing the Housing Element and meeting its share of RHNA, including data on all housing development applications, entitlements, building permits, and completions. The HE APR contains fourteen (14) tables; for the 2025 reporting period, San Rafael has applicable data to report in six tables described below.

Table A – Housing Development Applications Submitted. Table A includes data on housing units and developments for which an application was determined to be complete between January 1 and December 31 of the reporting year. In Table A, an “application” is a formal submittal of a housing development for approval. This includes but is not limited to developments that involve no discretionary approvals and projects that involve both discretionary and nondiscretionary (i.e., ministerial) approvals. Notably, this table does not include units from housing development applications that were deemed complete before 2025 but were entitled in 2025. For example, the 210 units being constructed at 930 Irwin Street were entitled in 2025, but the application was deemed complete before 2025; therefore, the 210 units at 930 Irwin Street are reflected in Table A2 but not included in Table A. This is why the number of entitled units in Table A2 exceeds the “Approved” units in Table A.

Table A2 – Annual Building Activity Report Summary – New Construction, Entitled, Permits, and Completed Units. Table A2 requires information on acutely low, extremely low, very low, low, moderate, and above-moderate income housing affordability categories, as well as on mixed-income projects.

California Health and Safety Code 50050 et seq. defines these categories as follows:
• Acutely low-income= earns between zero and 15 percent of the Average Median Income (AMI) • Extremely low-income= earns between 15 and 30 percent of the AMI • Very low-income= earns between 30 and 50 percent of the AMI • Low-income= earns between 50 and 80 percent of the AMI • Moderate-income= earns 80 and 120 percent of the AMI
• Above moderate-income= earns more than 120 percent of the AMI This Table includes data on all new net housing units and developments that have received any one of the following:
• An entitlement
• A building permit
• A certificate of occupancy or other forms of readiness issued during the reporting year Significantly, this table does not include housing developments that were processed in 2025 but did not receive their entitlements until after the calendar year 2025, such as 4040 Civic Center Drive, 1030 3rd Street, and 700 Irwin Street. These entitlements are listed as "pending" in Table A because they were approved in January 2026 outside of the reporting year, and staff will include them in the APR for Calendar Year 2026.

SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3
Table B – Regional Housing Needs Allocation Progress – Permitted Units Issued by Affordability. Table B is a summary of prior permitting activity in the current planning cycle, including permitting activity for the calendar year being reported.

Table D – Program Implementation Status Pursuant to Government Code Section 65583. Table D includes the status/progress for all programs described in the housing element.

Table F – Units Rehabilitated, Preserved, and Acquired for Alternative Adequate Sites pursuant to Government Code section 65583.1(c). Table F catalogues the City’s affordable housing activity beyond permitting and construction, such as the number of housing units that the City rehabilitated, preserved, or acquired. Notable 2025 achievements include the rehabilitation of 123 low-income units at Terra Linda Manor, the preservation of 94 units of affordable housing at 400 Canal Street through the Bay Area Housing Finance Authority (BAHFA) Welfare Tax Exemption Preservation Program, and funding of the acquisition of fifteen low-income units at 158-166A Park Street and 1400 Lincoln Avenue.

Table H – Locally Owned Surplus Sites. Table H identifies City-owned land available for housing development. Staff has listed 519 4th Street and provided an update on the status of developing affordable housing onsite.

Summary Table. The Summary Table automatically tallies the data from several of the tables listed above. The summary data focuses on the total of all permits issued and all applications submitted and approved for the 2025 reporting period.

The City of San Rafael did not have any relevant activity to report in Tables C, D, E, F2, G, J, K, L, and “Leap Reporting.”
b. Regional Housing Needs Allocation (RHNA) Progress
The following is a summary of the City’s progress on housing approvals/entitlements, building permits issued, and housing units completed for occupancy.

As shown in Figure 1 below, a total of 37 housing development applications were submitted to the City and deemed complete in 2025. Of those new applications, there were 806 proposed dwelling units in the applications received, and 351 of those same dwelling units received their planning entitlements.

Figure 1: Summary Table
Housing Applications Summary
Total Housing Applications Submitted: 37
Number of Proposed Units in All Applications Received: 806 Total Housing Units Approved: 351
Total Housing Units Disapproved: 0
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 4
Figure 2: Summary of Calendar Year 2025 Housing Units: Entitled, Permitted, & Completed Units by Structure Type Entitled Permitted Completed
Single Family Dwellings- Attached
(SFA) 0 0 0
Single Family Dwellings – Detached
(SFD) 1 1 2
Multi-Family Dwelling Units 2 to 4 per
Project 4 4 3
Multi-Family Dwelling Units 5+ Units
per Project 543 0 144
Accessory Dwelling Units (ADU) 28 28 30
Mobile Homes 0 0 0
Total 576 33 179
Figure 2 tallies the number of housing units entitled (Planning approval), permitted (Building permits issued), and completed (Certificate of Occupancy issued).

Figure 3 below summarizes housing permits issued to determine progress toward meeting RHNA. Please note that units produced that are affordable to a household at the Extremely-Low Income Level are applied towards the Very-Low Income RHNA.

This section has been intentionally left blank.

SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 5
Figure 3: Regional Housing Needs Allocation Progress
Income Level
RHNA
Allocation
by Income
Level
Projection
Period –
06/30/2022
-
01/30/2023
2023 2024 2025 2026 2027 2028 2029 2030 2031
Total
Units to
Date (all
years)
Total
Remaining
RHNA by
Income
Level
Acutely Low
Deed
Restricted
-
- - - - - - - - - -
Non - - -Deed
Restricted - - - - - - - - - -
Extremely
Low
Deed
Restricted -
- 40 - - - - - - - - 40 Non-Deed
Restricted - - - - - - - - - -
Very Low
Deed
Restricted 857
- - - - - - - - - -
9 808 Non-Deed
Restricted - - - 9 - - - - - -
Low
Deed
Restricted 492
1 - - - - - - - - -
Non-Deed 48 444
Restricted 14 13 12 8 - - - - - -
Moderate
Deed
Restricted 521
- - - - - - - - - -
8 513 Non-Deed
Restricted - - - 8 - - - - - -
Above
Moderate 1,350 14 56 26 8 - - - - - - 104 1,246
Total RHNA 3,220
Total Units 29 109 38 33 - - - - - 209 3,011
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 6
Housing projects that have been entitled are not reflected in the RHNA progress if they did not also receive a building permit. Those units will be counted in future reporting periods once building permits are issued. For example, in 2025, the City entitled 188 new residential units at 1230 Fifth Avenue, but these units have not been counted toward the RHNA number since this development has not yet commenced the construction phase and received a building permit. c. Entitlement and Building Trends
To provide greater context for the 2025 housing entitlement and construction data, staff has gathered historical data that illustrate how, in recent years, San Rafael has been entitling housing developments at a significantly higher rate than in previous years. For example, Figures 4 and 5 reveal how entitlement activity in San Rafael rapidly accelerated after 2023. For instance, between 2018 and 2023, San Rafael only entitled an average of 188 housing units a year. In contrast, in 2024-2025, San Rafael entitled an average of 1,118 units a year. The average number of annual entitlements since 2024 climbs to 1,402.5 units if one includes the entitlements processed in January 2026. 1 This recent surge in development
activity is largely the result of the redevelopment of Northgate Mall and new state laws, such as the Housing Accountability Act, that encourage the production of housing by limiting local discretion to deny housing developments.

Figure 4: Housing Units Entitled 2018-2025
1 The City entitled 569 housing units in January 2026 from the developments at 4040 Civic Center Drive, 700 Irwin Street, and 1030 3rd Street. The latter two developments were approved by the Planning Commission in 2025; however, the Planning Commission’s approvals were appealed to the City Council, which denied the appeals in January 2026.
0 200
400
600
800
1000
1200
1400
1600
1800
2018 2019 2020 2021 2022 2023 2024 2025
Housing Units Entitled 2018-2025
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 7
Figure 5: Housing Units Entitled 2018-January 2026
While entitlement activity has surged in the last two years, actual construction, documented through the issuance of building permits, has lagged in comparison, as illustrated by Figure 6. Between 2015 and 2025, the average number of building permits issued annually for housing was 65. In contrast, the City only issued 33 building permits for housing developments in 2025. That said, the number of building permits issued in 2025 was generally on par with most years since 2015, with the exceptions of 2015 and 2020-2023, as those years featured a significant number of building permits for market-rate (abovemoderate-income) developments. Considering the recent surge in entitlement activity, though, staff anticipates building permit issuance will increase in the years ahead as entitled projects transition to construction.

Figure 6: Building Permits Issued by Affordability Level 2015-2025 0 200
400
600
800
1000
1200
1400
1600
1800
Housing Units Entitled 2018-January 2026
0 20
40 60
80 100
120
140
160
2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
Building Permits by Affordability Level 2015-2025
Very Low Low Moderate Above Moderate
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 8
d. Housing Element Program Implementation
As reported in HE APR Table D, there are more than 43 programs to streamline housing development within the City, provide housing protections to vulnerable communities, reduce homelessness, combat discrimination, and increase housing choice.

Here are some highlights from 2025:
• The Housing Division concluded a series of seven community capacity-building workshops in Spanish, which covered a variety of topics including: what is affordable housing, types of belowmarket rate housing in Marin, how to apply for below-market rate housing, rights and responsibilities of landlords and tenants, fair housing laws/protection against housing discrimination, housing habitability and inspections, eviction protections, tenant relocation assistance, and landlord/tenant mediation services (Housing Element Program 5: Public Information and Engagement).
• Housing Division staff served on the steering committee for Rooted in Marin, a Countywide AntiDisplacement Outreach and Education Project that analyzed the administrative and financial feasibility of tenant protection policies. The resulting report is a resource to support Marin jurisdictions in complying with their respective commitments to evaluate and implement tenant protection measures (Housing Element Program 9: Interjurisdictional Housing Activities). • The City Council awarded a total of $600,000 from the City’s Affordable Housing Trust Fund to support three affordable housing projects, including an acquisition, a rehabilitation, and new construction (Housing Element Program 16: Funding for Affordable Housing). • Staff presented an evaluation of existing City tenant protection policies to the City Council’s Housing and Homelessness Subcommittee (Housing Element Program 11: Tenant Protection Measures).
• Planning Division staff issued a Request for Proposals (RFP) and selected a consultant team to prepare a Specific Plan for Southeast San Rafael, a Priority Development Area (Housing Element Program 21: Precise Plan for Southeast San Rafael).
• 94 units at the apartment complex at 400 Canal were preserved as affordable housing through the Bay Area Housing Finance Authority’s (BAHFA’s) Welfare Tax Exemption Preservation Program (Housing Element Program 30: Preservation of At-Risk Housing). • Aegis Living San Rafael opened at 800 Mission Street, providing 103 units of housing for older adults (Housing Element Program 32: Housing Resources for Older Adults). • The City acquired the property at 350 Merrydale Road to serve as an interim shelter for unhoused individuals, followed by a permanent affordable housing development with at least 80 units (Housing Element Program 32: Extremely Low-Income Housing Resources).

II. 2040 General Plan Annual Progress Report
The City of San Rafael has adopted eight State-required elements and five optional elements as follows:
• Land Use
• Neighborhoods
• Community Design and Preservation
• Conservation & Climate Change
• Parks, Recreation, and Open Space
• Safety and Resilience
• Noise
• Mobility
• Community Services and Infrastructure
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 9
• Arts and Culture
• Economic Vitality
• Equity, Diversity, and Inclusion
• Housing
Staff has highlighted notable General Plan program and policy achievements made in 2025 under their respective General Plan elements below:

Land Use
• LU-3.1A: Prepare area plans for North San Rafael, Canal, and other areas o City Council authorized the acceptance of $1,594,000 in grant funding from the Metropolitan Transportation Commission to fund the preparation of the Northgate and Southeast San Rafael Specific Plans.

Neighborhoods
• NH-1.1A: Implement the Downtown Precise Plan
o The Planning Division successfully processed several major housing developments in the Downtown San Rafael that utilized the standards adopted in the Downtown Precise Plan, including 210 residential units at 930 Irwin Street and 188 residential units at 1230 Fifth Avenue.

Community Design & Preservation (CDP)
• CDP-3.5B: Create a City street tree inventory
o The Department of Public Works (DPW) completed its initial phase of tree inventory work, collecting the location and data on over 22,000 trees within 15 feet of a roadway. This data will be added to the City’s asset management system and made available to the public for additional work in support of the City’s tree policy work.

Conservation and Climate Change
• C-4.2B: Implement state green building standards
o The Sustainability and Building Divisions adopted updated state building codes and developed reach codes that encourage electrification in existing single-family homes. • C-5.4A: Shift the City's fleet to zero-emission vehicles o The Sustainability Division led a cross-departmental effort to update the City’s Fleet Policy and secured technical assistance and incentives to develop a fleet transition plan for the installation of electric vehicle charging infrastructure for the City’s fleet.

Parks, Recreation, and Open Space
• PR-1.3A: Develop new parks in areas with unmet needs
• The City acquired 620 Canal Street to serve as a future park and potential base of a bicycle and pedestrian bridge across the San Rafael Creek (Canal). • Program PR-1.4B: Engage the community in park planning • Completed the Terra Linda Park and Community Center Enhancement Plan. • Installed new turf field and other improvements as part of the Pickleweed Park Enhancement Project
• PR-1.11A: Design parks for all users
• Completed the playground and pathway renovation at Peacock Gap Park.

SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 10
Safety and Resilience
• S-3.6B: Create partnerships with the County and other affected agencies on adaptation projects
• Sustainability staff completed extensive public and press engagement related to sea level rise planning grants, including 55 engagements, reaching more than 1,500 people directly, and more than 100,000 through earned media.
• S-6.6B: Use emergency alerts to notify residents of active threats • The San Rafael Police and Fire Departments have partnered with the County Office of Emergency Management to use Alert Marin, an emergency notification system that sends urgent alerts to residents about emergencies.
• S-3.7A: Levee Improvement Plans. Assess levees, identify vulnerabilities, and develop adaptation projects
• The City partnered with the U.S. Army Corps of Engineers to conduct a one-time levee review of the bayfront shoreline in Southeast San Rafael. This brought in technical expertise and recommendations to improve ongoing inspections and maintenance.

Noise
• N-1.2B: Establish conditions of approval for activities with the potential to create noise conflicts
o The CED Department included noise restrictions as conditions of approval in Construction Management Plans as well as noise permits for special events.

Mobility
• M-5.1: Traffic Calming
o Adopted an ordinance to reduce speed limits on 24 roadway segments pursuant to state Assembly Bill (AB) 43.
• M-2.7B: Advocate for federal, state, and county funding of local transportation projects o Received a $1,575,000 grant from Caltrans to fund a feasibility study of a non-motorized bicycle and pedestrian crossing bridge between the Canal Neighborhood and destinations north of San Rafael Creek.
• M-6.3D: Monitor and support the use of e-bikes
o Adopted an ordinance to regulate electric mobility devices.

Community Services and Infrastructure
• CSI-2.2A: Modernize and expand the Pickleweed and Northgate libraries • The City commenced construction on the Pickleweed Library Renovation project and completed the Downtown Library Renovation.
• CSI-4.13C: Use public facilities as emergency centers during/after disasters, extreme heat, and power outages
• Implemented an emergency overnight shelter at the Boro Community Center in response to an apartment fire in the Canal neighborhood.

Arts and Culture
• AC-1.8A: Leverage the Downtown Arts District designation to promote economic development, equity, and create a more vibrant Downtown. o Launched Public Art Program funded by a grant from the California Arts Council for the Downtown San Rafael Arts District.

Economic Vitality
• EV-1.9A: Support workforce development, job training, and placement services in the community
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 11
o The Sustainability Division worked with the Canal Alliance and others to secure a green auto careers grant for a pilot program to train residents in green auto repair technologies. • EV-3.6A: Seek innovative ways for businesses and their residential neighbors to solve mutual concerns
o Adopted an ordinance to establish a mobile vending permit program that strengthens the City’s enforcement tools, provides multiple paths to legalization, and supports local entrepreneurship.

Equity, Diversity, and Inclusion
• EDI-1.3B: Regularly use surveys, focus groups, and other outreach methods to solicit input from under-represented communities
o Housing Division completed a series of capacity-building workshops in Spanish to increase community members’ awareness of housing laws, programs, and resources, as well as gather input on the effectiveness of existing policies. • EDI-3.5A: Provide effective code enforcement efforts in all neighborhoods to abate unsafe conditions
o Through the Housing Inspection Program, conducted inspections of 114 buildings, encompassing 944 individual housing units, which support safe and habitable living conditions.

FISCAL IMPACT:

There is no fiscal impact associated with accepting this report.

COMMUNITY OUTREACH/PUBLIC COMMENT:

Notice of the City Council meeting on this item was published in the Marin Independent Journal, and staff is scheduled to present this report to the City’s Planning Commission on March 10, 2026.

OPTIONS:

The City Council has the following options to consider on this matter:

1. Receive and accept the report (recommended).

2. Direct staff to return with more information.

3. Take no action.

RECOMMENDED ACTION:

Staff recommends that the City Council accept the General Plan and Housing Element Annual Progress Report for 2025 and direct staff to present the report to the California Department of Housing and Community Development.

ATTACHMENT:

1. General Plan and Housing Element Annual Progress Report for 2025 Jurisidiction Name
Reporting Calendar Year
First Name
Last Name
Title Click here to download APR Instructions
Email
Phone
Street Address
City
Zipcode
v_02_19_26
Please Start Here
General Information
2025
San Rafael
Contact Information
Optional: Click here to import last year's data. This is best used when the workbook is new and empty. You
will be prompted to pick an old workbook to import
from. Project and program data will be copied exactly
how it was entered in last year's form and must be
updated. If a project is no longer has any reportable
activity, you may delete the project by selecting a cell in the row and typing ctrl + d.

Click here to add rows to a table. If you add too many
rows, you may select a cell in the row you wish to
remove and type ctrl + d.
1400 Fifth Avenue
San Rafael
94901
Kristina
Estudillo
Principal Planner
[email protected]
4154585048
Mailing Address
Annual Progress Report January 2020
Optional: This runs a macro which checks to ensure all required fields are filled out. The macro will create two files saved in the same directory this APR file is saved in. One file will be a copy of the APR with highlighted cells which require information. The other file will be list of the problematic cells, along with a description of the nature of the error.

Optional: Save before running. This copies data on Table A2, and creates another workbook with the table split across 4 tabs, each of which can fit onto a single page for easier printing.

Running this macro will remove the comments on the column headers, which contain the instructions. Do not save the APR file after running in order to preserve comments once it is Optional: This macro identifies dates entered that occurred outside of the reporting year.

RHNA credit is only given for building permits issued during the reporting year.

Link to the online system: https://hcd.my.site.com/hcdconnect Toggles formatting that turns cells green/yellow/red based on data validation rules.

Submittal Instructions
Please save your file as Jurisdictionname2025 (no spaces). Example: the City of San Luis Obispo would save their file as SanLuisObispo2025 Housing Element Annual Progress Reports (APRs) forms and tables must be submitted to HCD and the Governor's Office of Planning and Research (OPR) on or before April 1 of each year for the prior calendar year; submit separate reports directly to both HCD and OPR pursuant to Government Code section 65400. There are two options for submitting APRs:

1. Online Annual Progress Reporting System - Please see the link to the online system to the left. This allows you to upload the completed APR form into directly into HCD’s database limiting the risk of errors. If you would like to use the online system, email [email protected] and HCD will send you the login information for your jurisdiction. Please note: Using the online system only provides the information to HCD. The APR must still be submitted to OPR. Their email address is [email protected].

2. Email - If you prefer to submit via email, you can complete the excel Annual Progress Report forms and submit to HCD at [email protected] and to OPR at [email protected]. Please send the Excel workbook, not a scanned or PDF copy of the tables.

Jurisdiction San Rafael
Reporting Year 2025
Housing Element Planning Period 6th Cycle
Current Year
Deed
Restricted 0
Non-Deed
Restricted 0
Deed
Restricted 0
Non-Deed
Restricted 0
Deed
Restricted 0
Non-Deed
Restricted 9
Deed
Restricted 0
Non-Deed
Restricted 8
Deed
Restricted 0
Non-Deed
Restricted 8
8 33
Units by Structure Type Entitled Permitted Completed
Single-family Attached 0 0 0
Single-family Detached 1 1 2
2 to 4 units per structure 4 4 3
5+ units per structure 543 0 144
Accessory Dwelling Unit 28 28 30
Mobile/Manufactured Home 0 0 0
Total 576 33 179
Infill Housing Developments and Infill Units Permitted # of Projects Units 29 33
0 0
37 806
351
0 0
0 Income Rental Ownership Total
Acutely Low 0 0 0
Extremely Low 0 0 0
Very Low 0 0 0
Low 0 0 0
Moderate 0 0 0
Above Moderate 0 0 0
Total 0 0 0
Streamlining Provisions Used - Permitted Units # of Projects Units SB 9 (2021) - Duplex in SF Zone 0 0
SB 9 (2021) - Residential Lot Split 0 0
AB 2011 (2022) 0 0
SB 6 (2022) 0 0
SMAP 0 0
Ministerial and Discretionary Applications # of Units
Ministerial 32 35
Discretionary 5 771
Density Bonus Applications and Units Permitted
Number of Applications Submitted Requesting a Density Bonus 3 Number of Units in Applications Submitted Requesting a Density Bonus 519 Number of Projects Permitted with a Density Bonus 0
Number of Units in Projects Permitted with a Density Bonus 0 Housing Element Programs Implemented and Sites Rezoned Count 46 0
Cells in grey contain auto-calculation formulas
Data is auto-populated based on data entered in Tables A, A2, C, and D Total Housing Applications Submitted:

Number of Proposed Units in All Applications Received:

Total Housing Units Approved:

Total Housing Units Disapproved:

Total Units
Housing Applications Summary
Use of Streamlined Ministerial Approval Process or SMAP (formerly SB 35 / 423) - Applications Number of SMAP Applications
Above Moderate
Indicated as Infill
Not Indicated as Infill
Building Permits Issued by Affordability Summary
Income Level
Programs Implemented
Sites Rezoned to Accommodate the RHNA
(Jan. 1 - Dec. 31)
01/31/2023 - 01/31/2031
Units Constructed - SMAP (formerly SB 35 / 423) - Permits Number of SMAP Applications Approved
Very Low
Low
Moderate
Acutely Low
Extremely Low
Jurisdiction San Rafael ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Year 2025
(Jan. 1 - Dec.
31) Housing Element Implementation Planning
Period 6th Cycle 01/31/2023 - 01/31/2031
Date Application
Submitted
Total
Approved
Units by
Project
Total
Disapproved
Units by
Project
Streamlining Historic Sites Application
Status Project Type Notes
2 3 4 6 7 8 9 10 12 13 14
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Date Application
Submitted
(see instructions)
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low-Income
Deed
Restricted
Extremely
Low-Income
Non Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
Low-Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome
Non Deed
Restricted
Above
ModerateIncome
Total

PROPOSED
Units by
Project
Total

APPROVED
Units by
project
Total

DISAPPROVE
D Units by
Project
Please select
state
streamlining
provision/s the
application was
submitted
pursuant to.

Is this project
located on a
site with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Did the
housing
development
application
seek
incentives or
concessions
pursuant to
Government
Code section
65915?
Were
incentives or
concessions
requested
pursuant to
Government
Code section
65915
approved?
Please
indicate the
status of the
application.

Is the project
considered a
ministerial
project or
discretionary
project?
Notes+
Summary Row: Start Data Entry Below 0 0 0 0 34 12 44 8 15 8 685 806 351 0 011-263-21 1030 3rd St PLAN25-013 5+ R 2/6/2025 19 112 131 131 NONE No Yes No Approved Discretionary 155-200-12 4040 Civic
Center Dr PLAN25-037 5+ R
3/26/2025
24 214 238 NONE No No N/A Pending Discretionary
Approved January 2026
016-070-14 25 Loch
Lomond Dr PLAN25-047 5+ R
4/17/2025
1 13 14 14 NONE No No No Approved Discretionary
0 014-132-18 700 Irwin Street PLAN25-046 5+ R
4/10/2025
15 15 170 200 NONE No Yes Yes Pending Discretionary
Approved January 2026
011-300-26 1248 Fifth Ave PLAN24-191 5+ R 5/16/2025 19 169 188 188 NONE No Yes Yes Approved Discretionary 175-145-24 1028 Lea Dr B2505-207 ADU R 5/31/2025 1 1 NONE No No N/A Pending Ministerial 011-141-37 1373 Lincoln
Ave B2501-061 ADU R
1/14/2025
1 1 1 NONE No No N/A Approved Ministerial
Issued
012-081-20 193 Hillside Ave B2502-018 ADU R
2/5/2025
1 1 NONE No No N/A Pending Ministerial
010-191-09 2451 5th Ave B2507-118 ADU R 7/21/2025 1 1 1 NONE No No N/A Approved Ministerial Issued 014-024-07 277 Union St B2504-028 ADU R 4/4/2025 1 1 1 NONE No No N/A Approved Ministerial Issued 011-033-26 30 Fair Drive B2502-001 ADU R 2/2/2025 1 1 1 NONE No No N/A Pending Ministerial Finaled 010-163-02 33 Treehaven
Drive B2503-018 ADU R
3/3/2025
1 1 1 NONE No No N/A Approved Ministerial
Issued
013-151-17 38 Bret Ave B2501-023 ADU R 1/8/2025 1 1 1 NONE No No N/A Approved Ministerial Finaled 015-282-49 64 Dominican
Drive B2507-139 ADU R
7/23/2025
1 1 1 NONE No No N/A Approved Ministerial
Issued
010-291-09 1903 5th Ave B2503-115 ADU R 3/14/2025 1 1 NONE No No N/A Pending Ministerial 015-011-01 308 Glen Park
Ave B2507-030 ADU R
7/7/2025
1 1 1 NONE No No N/A Approved Ministerial
Issued
178-184-08 319 Holly Drive B2507-176 ADU R
7/29/2025
1 1 NONE No No N/A Pending Ministerial
165-192-23 1335 Las
Raposas Road B2505-208
ADU R
5/31/2025
1 1 1 NONE No No N/A Approved Ministerial
Finaled
010-252-40 237 Santa
Margarita Dr B2502-037 ADU R
2/7/2025
1 1 1 NONE No No N/A Approved Ministerial
Finaled
010-081-18 131 Valley View B2506-059 ADU R
6/10/2025
1 1 1 NONE No No N/A Approved Ministerial
Issued
011-320-04 1623 5th Ave B2505-029 2 to 4 R 5/5/2025 4 4 4 NONE No No N/A Approved Ministerial Finaled 012-291-15 23 Meyer Road B2304-055 SFD O
6/10/2025
1 1 NONE No No N/A Pending Ministerial
015-033-45 165 Glen Park
Avenue B2502-039 ADU R
2/8/2025
1 1 NONE No No N/A Pending Ministerial
012-063-09 406 1st Street B2502-126 ADU R 2/25/2025 1 1 NONE No No N/A Pending Ministerial 011-242-03 1565 4th Street B2502-129 ADU R
2/25/2025
1 1 NONE No No N/A Pending Ministerial
011-173-25 202 Laurel
Place B2502-152 ADU R
2/28/2025
1 1 NONE No No N/A Pending Ministerial
0 184-172-10 282 Riviera Dr B2504-140 ADU R 4/22/2025 1 1 1 NONE No No N/A Approved Ministerial Issued 179-092-10 5 Canada Court B2506-169 ADU R
6/25/2025
1 1 NONE No No N/A Pending Ministerial
012-075-12 16 1st Street B2507-087 ADU R 7/15/2025 1 1 NONE No No N/A Pending Ministerial 0 012-223-01 259 C Street B2507-180 ADU R 7/29/2025 1 1 NONE No No N/A Pending Ministerial 178-113-11 549 Wisteria
Way B2508-147 ADU R
8/20/2025
1 1 NONE No No N/A Pending Ministerial
010-121-05 26 Wildwood
Way B2509-015 ADU R
9/3/2025
1 1 NONE No No N/A Pending Ministerial
012-201-35 169 Greenwood
Ave B2509-076
ADU R
9/11/2025
1 1 1 NONE No No N/A Approved Ministerial
Issued
178-093-16 731 del Ganado B2509-157 ADU R
9/23/2025
1 1 1 NONE No No N/A Approved Ministerial
Issued
015-172-05 155 Dominican
Drive B2511-059
ADU R
11/13/2025
1 1 NONE No No N/A Pending Ministerial
010-062-06 229 Alpine St B2511-083 ADU R 11/17/2025 1 1 NONE No No N/A Pending Ministerial 178-111-13 561 Woodbine
Drive B2512-122 ADU R
12/31/2025
1 1 NONE No No N/A Pending Ministerial
Table A
Cells in grey contain auto-calculation formulas
1 5
Project Identifier Unit Types Density Bonus Law
Applications
11 Housing Development Applications Submitted
Proposed Units - Affordability by Household Incomes
Jurisdiction San Rafael ANNUAL ELEMENT PROGRESS REPORT
Reporting
Year 2025
(Jan. 1 - Dec.
31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning
Period 6th Cycle 01/31/2023 01/31/2031
Table A2
Streamlining Historic Sites Infill
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
2 3 5 6 8 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Prior APN+ Current APN Street
Address Project Name+
Local
Jurisdiction
Tracking ID
Unit
Category
(SFA,SFD,2
to
4,5+,ADU,MH
)
Tenure
R=Renter
O=Owner
Acutely LowIncome
Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date
Approved
# of Units
issued
Entitlements
Acutely
LowIncome
Deed
Restricted
Acutely
LowIncome
Non Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome
Non Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Building
Permits Date
Issued
# of Units Issued
Building Permits
Acutely
LowIncome
Deed
Restricted
Acutely
LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or
other forms of
readiness
(see instructions)
Date Issued
# of Units
issued
Certificates
of
Occupancy
or other
forms of
readiness
Please select
the state
streamlining
provision the
project was

APPROVED
pursuant to.
(may select
multiple)
Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select
multiple - see
instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined the
units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable
in perpetuity enter
1000)+
Number of
Demolished/Destro
yed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum Allowable
Residential Gross Floor
Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction
or waiver of parking
standards? (Y/N)
Notes+
Summary Row : Start Data Entry Below 0 0 0 0 19 9 30 8 0 8 502 576 0 0 0 0 0 9 0 8 0 8 8 33 0 0 40 0 1 5 0 12 0 10 111 179 0 175-145-24 1028 Lea Drive B2505-207 ADU R 1 10/21/2025 1 1 10/21/2025 1 0 NONE No Y ABAG ADU Affordability Survey 30/30/30/10 0
011-226-10 1118 Lincoln Ave B2412-094 ADU R 2 7/2/2025 2 2 7/2/2025 2 0 NONE No Y ABAG ADU Affordability Survey 0 011-141-37 1373 Lincoln Ave B2501-061 ADU R 1 4/1/2025 1 1 4/1/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 011-191-08 1712 5th Avenue B2411-015 ADU R 1 5/19/2025 1 1 5/19/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 179-092-22 19 Corrillo Drive B2410-051 ADU R 1 9/17/2025 1 1 9/17/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 012-081-20 193 Hillside Ave B2502-018 ADU R 1 5/2/2025 1 1 5/2/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 010-191-09 2451 5th ave B2507-118 ADU R 1 10/6/2025 1 1 10/6/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 014-024-07 277 Union St B2504-028 ADU R 1 9/3/2025 1 1 9/3/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 011-033-26 30 Fair Drive B2502-001 ADU R 1 8/19/2025 1 1 8/19/2025 1 1 12/1/2025 1 NONE No Y ABAG ADU Affordability Survey 0 010-163-02 33 Treehaven Dr B2503-018 ADU R 1 6/18/2025 1 1 6/18/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 011-031-23 36 Chula Vista Dr B2409-065 ADU R 1 3/20/2025 1 1 3/20/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 013-133-04 37 Perry Walk B2412-076 ADU R 1 3/12/2025 1 1 3/12/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 013-151-17 38 Bret Ave B2501-023 ADU R 1 8/5/2025 1 1 8/5/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 016-191-19 62 Dunfries Terr B2411-018 ADU R 1 2/3/2025 1 1 2/3/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 015-282-49 64 Dominican Dr B2507-139 ADU R 1 10/9/2025 1 1 10/9/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 185-171-01 151 Rollingwood
Drive B2405-046 ADU R 1 5/28/2025 1 1 5/28/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 175-021-09 175 Nova Albion
Way B2107-115 ADU R 1 4/23/2025 1 1 4/23/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 010-291-09 1903 5th Ave B2503-115 ADU R 1 4/30/2025 1 1 4/30/2025 1 1 10/13/2025 1 NONE No Y ABAG ADU Affordability Survey 0 012-016-35 207 Terrace Ave B2403-166 ADU R 1 10/16/2025 1 1 10/16/2025 1 1 12/15/2025 1 NONE No Y ABAG ADU Affordability Survey 0 015-011-01 308 Glen Park
Ave B2507-030 ADU R 1 9/23/2025 1 1 9/23/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 178-184-08 319 Holly Drive B2507-176 ADU R 1 9/23/2025 1 1 9/23/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 165-063-13 913 Patricia Way B2406-183 ADU R 1 5/20/2025 1 1 5/20/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 165-192-23 1335 Las
Raposas Road B2505-208 ADU R 1 6/26/2025 1 1 6/26/2025 1 1 11/25/2025 1 NONE No Y ABAG ADU Affordability Survey 0 010-252-40 237 Santa
Margarita B2502-037 ADU R 1 3/13/2025 1 1 3/13/2025 1 1 8/7/2025 1 NONE No Y ABAG ADU Affordability Survey 0 010-311-01 67 Maywood Way B2409-047 ADU R 1 8/13/2025 1 1 8/13/2025 1 1 12/1/2025 1 NONE No Y ABAG ADU Affordability Survey 0 010-081-18 131 Valley View B2506-059 ADU R 1 9/19/2025 1 1 9/19/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 011-320-04 1623 5th Avenue B2505-029 2 to 4 R 4 7/14/2025 4 4 7/14/2025 4 0 NONE No Y 0 012-291-15 23 Meyer Road B2304-055 SFD O 1 3/28/2025 1 1 3/28/2025 1 0 NONE No Y 0 011-263-21 1030 3rd Street PLAN25-013 5+ R 11 120 11/18/2025 131
0 0 NONE No Y DB, INC 1000 0 20.0%
8 Development
Standards
Modification
Yes
Bicycle parking
011-300-26 1248 5th Avenue PLAN24-191 5+ R 19 169 11/18/2025 188
0 0 NONE No Y DB, INC 1000 50.0%
9 Development
Standards
Modification
Yes
Bicycle parking
016-070-14 25 Loch Lomond
Drive PLAN25-047 5+ O 1 13 12/9/2025
14 0 0 NONE No Y DB, INC 1000 0 20.0%
1 Development
Standards
Modification
No
Concession to get out
of commercial
component of PD
184-172-10 282 Riviera Drive B2504-140 ADU R 1 10/2/2025 1 1 10/2/2025 1 0 NONE No Y ABAG ADU Affordability Survey 0 014-123-27 930 Irwin Street B2503-175 5+ R 18 192 5/13/2025 210
0 0 NONE No Y DB, INC 1000 0 20.0%
6 Development
Standards
Modification
No
0 0 0
015-201-23 1460 Grand Ave B2406-168 ADU R 0 0 1 2/20/2025 1 NONE No Y ABAG ADU Affordability Survey 0 010-065-11 174 Solano St B2408-112 ADU R 0 0 1 6/26/2025 1 NONE No Y ABAG ADU Affordability Survey 0 012-065-11 605A E St B1711-099 ADU R 0 0 1 10/7/2025 1 NONE No Y ABAG ADU Affordability Survey 0 015-081-01 216A Mountain
View Ave B2206-085 ADU R 0 0 1 2/20/2025 1 NONE No Y ABAG ADU Affordability Survey 0 010-251-13 155A Tamal
Vista Drive B20009-093 ADU R 0 0 1 11/6/2025 1 NONE No Y ABAG ADU Affordability Survey 0 184-172-25 324A Riviera B2110-005 ADU R 0 0 1 2/12/2025 1 NONE No Y ABAG ADU Affordability Survey 0 011-172-25 1134 Mission Ave B2203-065 ADU R 0 0 1 9/18/2025 1 NONE No Y ABAG ADU Affordability Survey 0 012-222-05 111 San Rafael
Ave B2203-203 ADU R 0 0 1 1/7/2025 1 NONE No Y ABAG ADU Affordability Survey 0 016-175-01 38A Lochinvar B2208-035 ADU R 0 0 1 2/20/2025 1 NONE No Y ABAG ADU Affordability Survey 0 014-012-14 1233 Irwin Street
A B2208-153 ADU R 0 0 1 6/25/2025 1 NONE No Y ABAG ADU Affordability Survey 0 013-132-01 116 Southern
Heights Blvd B2210-048 ADU R 0 0 1 4/24/2025 1 NONE No Y ABAG ADU Affordability Survey 0 014-012-14 1233 Irwin Street
B B2302-010 ADU R 0 0 1 6/25/2025 1 NONE No Y ABAG ADU Affordability Survey 0 012-193-07 18A Martens Blvd B2305-109 ADU R 0 0 1 5/7/2025 1 NONE No Y ABAG ADU Affordability Survey 0 179-031-19 208A Los
Ranchitos Road B2305-115 ADU R 0 0 1 4/14/2025 1 NONE No Y ABAG ADU Affordability Survey 0 175-171-20 640 Tarragon Dr B2310-084 ADU R 0 0 1 8/27/2025 1 NONE No Y ABAG ADU Affordability Survey 0 011-154-11 4 Culloden road B2402-076 ADU R 0 0 1 6/23/2025 1 NONE No Y ABAG ADU Affordability Survey 0 185-143-10 9 Robinhood B2402-123 ADU R 0 0 1 5/28/2025 1 NONE No Y ABAG ADU Affordability Survey 0 012-231-01 240 C Street B2404-053 ADU R 0 0 1 5/28/2025 1 NONE No Y ABAG ADU Affordability Survey 0 178-142-14 711 Bamboo
Terrace B2404-172 ADU R 0 0 1 6/23/2025 1 NONE No Y ABAG ADU Affordability Survey 0 012-211-45 121 Clorinda Ave B2406-042 ADU R 0 0 1 6/25/2025 1 NONE No Y ABAG ADU Affordability Survey 0 178-028-13 710 Penny Royal
Lane B2407-041 ADU R 0 0 1 5/1/2025 1 NONE No Y ABAG ADU Affordability Survey 0 014-111-13 10 Jewell St B2209-107 ADU R 0 0 1 9/29/2025 1 NONE No Y ABAG ADU Affordability Survey 0 010-071-13 419 Forbes Ave B2409-190 ADU R 0 0 1 9/16/2025 1 NONE No Y ABAG ADU Affordability Survey 0 016-341-04 36 Bayharbor
Way B2107-195 SFD O 0 0 1 6/9/2025 1 NONE No Y 0
184-030-01 2000 Point San
Pedro Road B2105-023 SFD O 0 0 1 3/3/2025 1 NONE No Y 0 013-134-24 142 Bungalow
Ave Unit 2 B2404-209 ADU R 0 0 1 6/25/2025 1 NONE No Y ABAG ADU Affordability Survey 0 011-184-09 800 Mission Ave Aegis Living San
Rafael B2203-177 5+ R 0 0 103 8/26/2025 103 NONE No Y
011-263-07 925 4th Street B2207-083 2 to 4 R 0 0 3 12/3/2025 3 NONE No Y 0 008-082-52 3301 Kerner Blvd Casa Canal B2206-145 5+ R 0 0 40 1 4/10/2025 41 NONE No Y HKEY, LHTF, NPLH, Other 55 0 PLHA, CA Housing Accelerator
0 0 0
0 0 0
0 0 0
Note: "+" indicates an optional field
Housing with Financial Assistance
and/or Deed Restrictions Project Identifier Demolished/Destroyed Units Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units Density Bonus
1 Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits Affordability by Household Incomes - Certificates of Occupancy 4 7 10
Jurisdiction San Rafael ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2025 (Jan. 1 - Dec. 31) Housing Element Implementation Planning Period 6th Cycle 01/31/2023 - 01/31/2031
1 Projection
Period 3 4
RHNA Allocation
by Income Level
Projection
Period -
06/30/2022-
01/30/2023
2023 2024 2025 2026 2027 2028 2029 2030 2031
Total Units to
Date (all
years)
Total Remaining
RHNA by
Income Level
Deed Restricted - - - - - - - - - -
Non-Deed Restricted - - - - - - - - - -
Deed Restricted - 40 - - - - - - - -
Non-Deed Restricted - - - - - - - - - -
Deed Restricted - - - - - - - - - -
Non-Deed Restricted - - - 9 - - - - - -
Deed Restricted 1 - - - - - - - - -
Non-Deed Restricted 14 13 12 8 - - - - - -
Deed Restricted - - - - - - - - - -
Non-Deed Restricted - - - 8 - - - - - -
Above Moderate 1,350 14 56 26 8 - - - - - - 104 1,246
3,220
29 109 38 33 - - - - - - 209 3,011
Please note: The APR form can only display data for one planning period. To view progress for a different planning period, you may login to HCD's online APR system, or contact HCD staff at [email protected].

Acutely Low - -
*For years prior to 2025, data on deed-restricted vs. non-deed restricted Extremely Low-Income units is approximated from whether the projects reported any deed-restricted Very Low-Income Units. If you wish to edit this historical data for accuracy or have any questions about the data, you may login to HCD's online APR system, or contact HCD staff at [email protected].

Total Units
*For jurisdictions that received RHNA determinations for the current cycle prior to the passage of AB 3093 (September 19, 2024):
- You were not allocated Acutely Low-Income and Extremely Low-Income RHNA targets, therefore the allocations in Field 1 are listed as "0" - If you wish to set your own targets in these income categories for informational purposes, contact HCD staff at [email protected]. - All Acutely Low-Income and Extremely Low-Income units reported during the cycle are counted towards Very-Low Income RHNA progress 513
Total RHNA
-
444 Low
*For years prior to 2025, Acutely Low-Income units are reported within the Extremely Low-Income category Please Note: Table B does not currently contain data from Table F or Table F2 for prior years. You may login to the APR system to see Table B that contains this data.

Extremely Low -
8 Moderate
857
492
521
48 49
Income Level
Very Low
40 -
This table is auto-populated once you enter your jurisdiction name and current year data. Past year information comes from previous APRs.

Please contact HCD if your data is different than the material supplied here 2 Table B
Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
808
Jurisdiction San Rafael ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2025 (Jan. 1 - Dec. 31) Housing Element Implementation Planning Period 6th Cycle 01/31/2023 - 01/31/2031
Date of
Rezone Rezone Type
2 4 5 6 7 9 10 11
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Date of
Rezone
Very LowIncome Low-Income ModerateIncome
Above
ModerateIncome
Rezone Type Parcel Size
(Acres)
General Plan
Designation Zoning
Minimum
Density
Allowed
Maximum
Density
Allowed
Realistic
Capacity Vacant/Nonvacant Description of Existing Uses
Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
Summary Row: Start Data Entry Below
3 8
Project Identifier RHNA Shortfall by Household Income Category Sites Description 1 Sites Identified or Rezoned to Accommodate Shortfall Housing Need and No Net-Loss Law Table C
Jurisdiction San Rafael
Reporting Year 2025 (Jan. 1 - Dec. 31)
1 2 3 4 5 6 7 8 9
Name of Program Objective
Projected Completion
Date in Housing
Element
Applicable Cycle Status of Program
Implementation
Program
Implementation
Details
Quantified Outcomes:

Category
Quantified Outcomes:

Count Supporting Documents
Housing and
Homelessness Division
Create a Housing and Homelessness
Division within the Community
Development Department. Hire additional
staff position to support the work.

Develop mid- to long-range metrics for
team success, including a plan for
reduction in number of unhoused residents
by 50% by 2031, as reported by the annual
point-in-time count.
12/31/2024 6th Cycle Completed
2023: Division created in
Community Development
Dept; Analyst hired. Late
2024/2025: 2 of 3 positions
transferred to new
Community Services
Division in City Manager's
Office to address
homelessness; analyst
position upgraded to Senior
Management Analyst.

Established performance
metrics using 2024 Point-inTime count as a baseline
(264 unsheltered; 62
sheltered). Results from Jan
2026 PIT count will be used
to measure trend progress
towards decreasing
unsheltered homelessness
by 50% by 2031. City
continues tracking shelter
utilization, exits to
permanent housing, and
service engagement to
monitor progress toward the
2031 goal.

Persons 1
2025 job posting for homelessness-focused
Senior Management Analyst available upon
request.
2024 PIT Count Report:
https://hhs.marincounty.gov/divisions/homele
ssness-and-coordinated-care/read-surveysand-reports/2024-point-time-count January 2026 PIT Count (pending release)

ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.

Table D
Program Implementation Status pursuant to GC Section 65583 Housing and
Homelessness Division
Meet and consult at least quarterly with the
Mental Health Liaison and other key
personnel in the San Rafael Police
Department to better understand barriers to
housing and develop specific policy and
program solutions to address them.
12/31/2031 6th Cycle Continuous
Community Services
Division and Mental Health
Liaison meet weekly. Since
Sept 2025, staff have co-led
the Housing JusticeInvolved Collaborative,
which meets monthly to
coordinate focused case
management for individuals
with significant criminal
justice system involvement.

Ongoing coordination has
informed development of
program solutions, including
Interim Shelter Program at
350 Merrydale Rd,
anticipated to begin
operations in Fall 2026.

Meetings 12
Meeting agendas/minutes;
Housing Justice-Involved Collaborative
documentation;
350 Merrydale Interim Shelter staff reports
Extremely Low-Income
Housing Resources
Expand housing resources and supportive
services for extremely low income
households. Create housing for an
additional 428 extremely low income
households (RHNA target).

Research best practices and develop a
strategy to create interim housing with a
strong service component to assist
individuals to take steps towards stable
housing. Identify site for interim housing
pilot project and install interim housing
units.

Amend Title 14 of the San Rafael Municipal
Code to include a definition of Single Room
Occupancy (SRO) hotels separate from
"boarding houses." Identify zones where
SROs are permitted and/or conditionally
permitted, including performance standards
to expedite processing and allow for byright approval in at least one zone. 12/31/2031 6th Cycle In Progress
Added 40 ELI housing units
with opening of Eden
Housing's Casa Canal PSH
at 3301 Kerner Blvd. City
researched housing-focused
interim housing best
practices, emphasizing lowbarrier access, dignity and
safety, coordinated entry
alignment, and rapid
connection to permanent
housing with supportive
services. Strategy
development includes
defining interim housing
model, service components,
and performance measures
to track exits to permanent
housing and reductions in
unsheltered homelessness.

In Nov 2025, City acquired
350 Merrydale Rd property.

With the acquisition
finalized, the City is moving
forward with planning,
community engagement,
and site preparation. Staff is
drafting amendments to Title
14 for consideration in
Summer 2026.

Units 40
https://edenhousing.org/eden-updates/mediaalert/eden-housing-celebrates-grand-openingof-casa-canal-in-san-rafael/ Best-practice memos; program
model/operations framework; Council staff
reports; partner/HMIS coordination
documentation
https://www.cityofsanrafael.org/city-of-sanrafael-officially-acquires-350-merrydale-roadproperty/ Funding and Resources to
Prevent and Reduce
Homelessness
Document learnings from the Downtown
Service Support Area for unhoused
residents to inform future funding
proposals, and long and short-term
strategies for temporary housing.

Seek at least one million dollars in funding
through grants or other sources for
homelessness prevention, including case
management and housing. 12/31/2031 6th Cycle
Completed
In 2024, City and County
received $6 million in
Encampment Resolution
Funding to improve living
conditions for individuals
residing in Mahon Creek
Area encampment through
interim shelter, housingbased case management,
sanitation, and supportive
services. A $1 million grant
from state and local funds
facilitated development of
the Sanctioned Camping
Area (SCA) along Mahon
Creek Path, informed by
operational insights from the
Downtown Service Support
Area (closed late 2023) on
service coordination, site
management, and pathways
to housing. The SCA
opened in Oct 2024 and
currently serves 50
participants through June
2027. An additional 15
individuals receive housingbased case management,
outreach, and other services
to help secure permanent
housing. Outcomes from the
SCA inform development of
the Interim Shelter Program
Persons 65
ERF Round 3 Grant Agreement; SCA
program documentation; Council staff reports;
350 Merrydale Interim Shelter planning
documents
https://www.hcd.ca.gov/funding/erf
Emergency Shelter
Capacity
On an ongoing basis, monitor temporary
and permanent shelter capacity in relation
to biannual point-in-time count to ensure
sufficient shelter capacity to meet the
needs of San Rafael's population. Seek
funding to continue to sponsor or assist in
the development of emergency shelter
facilities, including supporting such facilities
through grants or loans to service
providers.

Amend Sec. 14.18.040 of the Municipal
Code to eliminate parking requirements
based on the number of shelter beds.

Amend Sec. 14.16.115 of the Municipal
Code to allow emergency shelters "by right"
in at least one other area outside the 70-
acre area shown on Map 14.16.115 in the
Municipal Code, in an area where other
residential uses are allowed "by right." 12/31/2031 6th Cycle In Progress
The 2024 PIT Count for San
Rafael showed 264
unsheltered individuals in
the city. Staff have been
collaborating with the County
and consultants to identify
opportunities and funding to
increase shelter capacity. In
2025, City and Marin County
staff acquired a location for
a housing-focused, interim
shelter site to be developed
using partial ERF-3 grant
funding.

Staff is drafting amendments
to Title 14 for consideration
in Summer 2026.

Other None
Public Information and
Engagement
Expand awareness of housing laws,
programs, and resources provided by the
City and by other agencies and
organizations through a comprehensive,
multi-lingual community outreach and
engagement initiative. 12/31/2023 6th Cycle
Continuous
2025: The Housing Division
attended various events to
provide information to
residents and answer
questions. The Housing
Division concluded a series
of seven community
capacity-building workshops
in Spanish, covering a
variety of topics including:
what is affordable housing?
types of below-market-rate
housing in Marin, who
qualifies and how to apply;
rights and responsibilities of
landlords and tenants; fair
housing laws/protection
against housing
discrimination; housing
habitability and inspections;
eviction protections; tenant
relocation assistance; and
landlord/tenant mediation
services.

Meetings 10 https://www.cityofsanrafael.org/talleres-devivienda-hispanohablantes/ Fair Housing Program
Administration
As part of the Cooperative Agreement with
the County on CDBG funding, direct a
portion of the City's allocation to a local fair
housing assistance program.
12/31/2031 6th Cycle Continuous
Fair Housing Advocates of
Northern California awarded
$50,000 in CDBG in 2025
for fair housing counseling
and education.

Other
https://storage.googleapis.com/proudcity/sanr
afaelca/2025/04/6.a-CommunityDevelopment-Block-Grant-CDBG.pdf https://www.fairhousingnorcal.org/
Affirmative Marketing of
Housing Opportunities
Affirmatively market local affordable
housing opportunities to include groups
that have historically been disadvantaged
in the local housing market.
12/31/2031 6th Cycle Continuous
The City requires affordable
housing developers
receiving funding from the
Affordable Housing Trust
Fund to provide an
affirmative marketing plan
for review.

Other None
Latinx Community
Capacity Building and
Engagement
Undertake a capacity-building and
educational program designed to increase
understanding of the housing system by
the City's Latinx community.
12/31/2024 6th Cycle Continuous
2025: Housing Division
concluded a series of seven
community capacity-building
workshops in Spanish,
covering a variety of topics
including: what is affordable
housing? types of belowmarket-rate housing in
Marin, who qualifies and
how to apply; rights and
responsibilities of landlords
and tenants; fair housing
laws/protection against
housing discrimination;
housing habitability and
inspections; eviction
protections; tenant
relocation assistance; and
landlord/tenant mediation
services.

Meetings7 https://www.cityofsanrafael.org/talleres-devivienda-hispanohablantes/ Interjurisdictional Housing
Activities
Collaborate with Marin County, cities and
towns to address regional planning and
housing issues. Remain open to alignment
on programs to increase housing supply
and further fair housing.
12/31/2029 6th Cycle Continuous
• City staff attend monthly
meetings of the countywide
interjurisdictional Housing
Working Group.
• San Rafael and other
Marin jurisdictions with
Transit Oriented
Communities received an
MTC grant through the
County to explore a
community land trust as part
of achieving TOC policy
compliance.
• Based on a cooperative
agreement with the County
of Marin, the City
participates in a single joint
countywide program for
CDBG and HOME
allocations on an annual
basis.
• City and County issued
their first joint Notice of
Funding Availability (NOFA)
for Affordable Housing
Projects to sync timelines
and streamline the local
funding process for
applicants.

Meetings 12
Resolution 15429:
https://publicrecords.cityofsanrafael.org/WebL
ink/DocView.aspx?id=40849&dbid=0&repo=C
ityofSanRafael&cr=1
Interjurisdictional Housing
Activities
Collaborate with Marin County, cities and
towns to address regional planning and
housing issues. Remain open to alignment
on programs to increase housing supply
and further fair housing.
12/31/2029 6th Cycle Continuous
• City and County are
partnering on two projects at
350 Merrydale Rd, providing
short term interim housing,
then establishing permanent
affordable housing units in
the long term.
• San Rafael staff served on
the steering committee for
Rooted in Marin, a
Countywide AntiDisplacement Outreach and
Education Project that
analyzed administrative and
financial feasibility of tenant
protection policies. The
resulting report is a resource
to support Marin jurisdictions
in complying with their
respective Housing Element
commitments to evaluate
and implement tenant
protection measures.
• Through a multijurisdictional services
agreement, the ADU Center
provides support and
resources for Marin
homeowners interested in
constructing ADUs.

Other0 https://www.rootedinmarin.org/
Just Cause for Eviction
Maintain and monitor effectiveness of local
just cause for eviction regulations. Require
rental property owners to provide relocation
assistance to low-income tenants in nofault evictions. 12/31/2024 6th Cycle In Progress
Staff regularly respond to
tenant and landlord inquiries
and provide education and
information regarding the
City's Cause for Eviction
policy. Staff enforce
relocation assistance
requirements by reviewing
permit applications for
renovation/remodel that
could displace tenants. In
October, staff presented an
evaluation of the policy to
the Housing &
Homelessness Council
Subcommittee. Staff
anticipates bringing forward
this policy analysis and
recommended updates to
the Council for consideration
in 2026.

Other
https://www.cityofsanrafael.org/cause-foreviction/
https://www.cityofsanrafael.org/tenantrelocation-assistance/ https://www.cityofsanrafael.org/meetings/hou
sing-and-homelessness-subcommitteeoctober-21-2025/
Tenant Protection
Measures
Evaluate existing and additional measures
to protect tenants from eviction or the loss
of housing due to economic or other
factors. Implement new measures based
on their viability and community feedback.
12/31/2025 6th Cycle In Progress
Staff gathered feedback
through tenant workshops
and served on the steering
committee for Rooted in
Marin, a multi-jurisidictional
anti-displacement education
and outreach initiative. The
project team researched
and analyzed antidisplacement policies and
compiled a report outlining
the community engagement
process, feedback received,
and information on relevant
policies, including feasibility
analysis and case studies
from other jurisdictions.

County staff presented the
report to the Housing &
Homelessness Council
Subcommittee in October,
along with an evaluation of
existing City policies
including Just Cause for
Eviction, Mandatory
Mediation, and Relocation
Assistance. Staff anticipate
bringing the evaluation to
City Council for
consideration in 2026.

Other
www.rootedinmarin.org
https://www.cityofsanrafael.org/meetings/hou
sing-and-homelessness-subcommitteeoctober-21-2025/
Periodic Housing
Inspection Program
Continue and strengthen the Periodic
Housing Inspection Program to ensure the
safety and habitability of the rental housing
stock.
12/31/2031 6th Cycle Continuous
The Code Enforcement
Division continued to inspect
rental housing properties
with three or more units and
issue notices to property
owners regarding code
violations requiring
correction. In 2025, the
Code Enforcement Division
inspected 944 units at 114
properties.

Units 944 https://www.cityofsanrafael.org/housinginspection-program/ Code Enforcement
Program
Provide effective code enforcement efforts
in all neighborhoods to abate unsafe or
unsanitary conditions. Organize service
delivery around principles of equity and
inclusion.
12/31/2031 6th Cycle Continuous
The Code Enforcement
Division continued to
respond to inspection
requests from tenants
throughout the City. Code
Enforcement closed 27
cases opened in 2025 and
resolved an additional 16
cases carried over from
2024.

Other 43 https://www.cityofsanrafael.org/filing-acomplaint/ Residential Building
Record (RBR) Program
Continue residential building inspections at
the time of sale to ensure the safety and
habitability of units.
12/31/2031 6th Cycle Continuous
In 2025, Code
Enforcement's RBR
program processed 600
residential resale
transactions and identified
significant non-permitted
construction activity. These
efforts ensure property
compliance at point of sale
and protect future
homeowners.

Units 600 https://www.cityofsanrafael.org/rbr
Increasing Equity in Home
Maintenance
Support lower income households in
maintaining their homes and increase their
ability to participate in and reap the benefits
of housing sustainability initiatives.
12/31/2031 6th Cycle Continuous
The City Council approved
allocation of CDBG funding
for the Residential
Rehabilitation Loan
Program, which provides lowinterest loans and technical assistance to qualified very
low-income homeowners to
make basic repairs, correct
substandard conditions, and
eliminate hazards around
the home. The program
provided loans to 41
projects in San Rafael, with
amounts ranging from
$5,000 to $100,000.

Other 41
https://habitatgsf.org/habitat-for-humanitygreater-san-francisco-home-repairsimprovements-marin/ Funding for Affordable
Housing
Increase funding for affordable housing
through the City's Affordable Housing Trust
Fund and other sources.
12/31/2031 6th Cycle In Progress
In June, the City Council
awarded a total of $600,000
from the City’s Affordable
Housing Trust Fund to
support three affordable
housing projects, including
an acquisition, a
rehabilitation, and new
construction.

Units 90
Resolution 15438
https://publicrecords.cityofsanrafael.org/WebL
ink/DocView.aspx?id=40847&dbid=0&repo=C
ityofSanRafael
Affordable Housing
Requirements for
Residential and
Commercial Development
Maintain affordable housing requirements
for market-rate residential and commercial
developments. Monitor the effectiveness of
the City's affordable housing policy and
periodically revise to reflect changing
housing market conditions.
12/31/2031 6th Cycle In Progress
The City continues to apply
affordable housing
requirements to new
development projects. From
Dec 2024 thru Jan 2026, the
City entitled 231 inclusionary
BMR rental units and 15
inclusionary BMR ownership
units. In 2025, market-rate
residential developers
began using concessions
provided through State
Density Bonus Law to waive
City affordable housing
requirements. Staff
anticipate presenting to the
Council on this topic in 2026.

Units 246
https://www.cityofsanrafael.org/fordevelopers/
https://www.cityofsanrafael.org/majorplanning-projects-2025/ Pro-Housing City
Designation
Apply for designation as a "Pro-Housing
City" by the State of California. 12/31/2023 6th Cycle Not Yet Started Task deferred due to
capacity constraints. Staff
has been focused on
processing residential
development applications,
resulting in the approval of
thousands of new homes.

Other None
Air Rights Strategic Plan
Develop an official City process for
developing housing in air rights on
municipally-owned sites, including
Downtown municipal parking lots. The
process should support and promote publicprivate partnership opportunities that result in new housing on these sites.
12/31/2030 6th Cycle In Progress
In Dec 2023, the City issued
a Request for Proposals for
development of affordable
housing on a City-owned
property at 519 4th St.

Through that process, the
City Council adopted
Resolution 15286 to declare
the property as surplus land
in compliance with the
California Surplus Lands
Act and selected Abode
Housing Development
(Abode) as a development
partner. The City and
Abode entered into an
Exclusive Negotiating
Agreement in Sept 2024.

Abode proposes to
construct 56 affordable
apartments, with 28 units
(50%) set aside for
permanent supportive
housing and people
experiencing homelessness.

In 2025, Abode secured
funds necessary to develop
a complete planning
package to secure
entitlements, including
$200k from the City.

Units 56 https://www.cityofsanrafael.org/519-4th-streethousing-development/ Precise Plan for North San
Rafael
Prepare a Precise Plan (or equivalent
planning document) for the North San
Rafael Priority Development Area (PDA).
12/31/2027 6th Cycle In Progress
In 2025, staff drafted a
Request for Proposals
(RFP) for a consultant team
to prepare the neighborhood
plan for the PDA. The RFP
was issued in Feb 2026 with
responses due in March.

Other https://www.cityofsanrafael.org/request-forproposals-rfp-northgate-specific-plan/ Precise Plan for Southeast
San Rafael
Prepare a Precise Plan (or an equivalent
planning document) for the Southeast San
Rafael Priority Development Area (PDA).
12/31/2027 6th Cycle In Progress
In 2025, staff issued a
Request for Proposals
(RFP) and selected a
consultant team to prepare
the neighborhood plan for
the PDA. In 2026, the
consultant has been
selected and the creation of
the Plan is underway.

Other https://www.cityofsanrafael.org/rfp-southeastsan-rafael-specific-plan/ Accountability Reporting
Provide periodic updates on progress
toward Housing Element implementation
and other City Council and community
housing priorities.
12/31/2031 6th Cycle Continuous
In 2025, staff presented the
Housing Element Annual
Progress Report and
Strategic Plan Update during
regular City Council
meetings. Annual Progress
Reports are posted on the
City's website.

Meetings2
https://www.cityofsanrafael.org/meetings/citycouncil-march-17-2025-special-regular/ https://www.cityofsanrafael.org/annualprogress-reports/ Monitoring and Marketing
of Housing Opportunity
Sites
Maintain capacity to meet the RHNA at all
times during the 2023-2031 planning period
and add new sites as opportunities arise.

Make the list of housing opportunity sites
(Appendix B) available to prospective
developers and the public.
12/31/2031 6th Cycle Continuous
Staff continues to monitor
RHNA capacity - recently
entitled projects have
exceeded Housing Element
unit estimates. Appendix B
is available on the City's
website. City staff regularly
meet with developers to
discuss potential sites.

Other https://www.cityofsanrafael.org/housingelement-2031/ By Right Development
Along Commercial
Corridors
Develop a list of sites located along
commercial corridors that could be prime
for by right development under Assembly
Bill 2011 (AB 2011).
12/31/2025 6th Cycle Not Yet Started
Task deferred due to
capacity constraints. Staff
has been focused on
processing residential
development applications,
resulting in the approval of
thousands of new homes.

Other None
Objective Design
Standards for Multi-Family
Housing
Adopt objective design and development
standards (ODDS) to expedite project
approvals for all "by right" multifamily
housing projects.
12/31/2023 6th Cycle In Progress
The City Council adopted
preliminary ODDS in Spring
2024. Staff continues to
evaluate and plans to bring
forward a refined version of
the ODDS for City Council
consideration.

Other https://www.cityofsanrafael.org/meetings/citycouncil-march-18-2024/ Accessory Dwelling Units
(ADUs)
Expand resources and reduce barriers for
the construction of ADUs and Junior ADUs
(JADUs) in San Rafael neighborhoods.
12/31/2031 6th Cycle In Progress
Since April 2024, Marin
jurisdictions have contracted
with the ADU Center to
support Marin homeowners
interested in constructing
ADUs through one-on-one
feasibility consultations and
access to informational
webinars and a list of
recommended vendors.

Countywide, the program
has facilitated 316
consultation inquiries and
delivered 181 individualized
reports, with 126
consultations and 67 reports
completed in 2025 alone.

Data indicates that
approximately 75% of
participants report moving
forward with an ADU project
following consultation.

Additionally, over 70% of
those who are moving
forward are providing
immediate housing for a
relative or rental housing.

San Rafael residents
accounted for 15% of
consultations in Marin (19 in
2025).

Other 19 https://aducenter.org/
Lot Splits and Duplexes
Implement Senate Bill 9 (SB 9) regulations
and update the City's website with
information to support property owners
pursuing lot splits and duplexes on
qualifying single-family lots.
12/31/2024 6th Cycle Completed
Lot Splits and Duplexes has
been implemented. Staff
developed a checklist for SB
9 Development Submittal
Requirements that is publicly
available online and
continues to track data on
the number of SB 9
applications and the number
of units created through
these applications.

Other
https://storage.googleapis.com/proudcity/sanr
afaelca/2024/10/SB-9-SupplementalQuestionnaire_2024.pdf Housing on Institutional
and Religious Properties
Support housing development on
institutional and religious properties. 12/31/2031 6th Cycle In Progress In October, staff attended
North Bay Sacred Land,
Shared Futures event to
build relationships with faithbased leaders and better understand opportunities to
partner on housing
development projects.

Meetings1 https://siliconvalleyathome.org/event/abagpresents-sacred-land-shared-futures/ Conversion of Residential
and Non-Residential
Discourage conversion of residential units
to non-residential uses, and limit loss of
rental housing stock. Encourage
conversion from commercial/office space to
residential use.
12/31/2031 6th Cycle Continuous
Eden Housing adapted a
vacant office building into 41
housing units. Staff
continued to enforce the
City's existing condominium
conversion regulations that
prohibit the loss of rental
housing stock when the
vacancy rate is below 5
percent.

Units 41
https://library.municode.com/ca/san_rafael/co
des/code_of_ordinances?nodeId=TIT15SU_
CH15.12CO_15.12.080COREREUNCO
Preservation of At-Risk
Housing
Protect affordable housing options,
including affordable housing units in
subsidized projects that are at risk of
reverting to market rate rents during the
planning period.
12/31/2031 6th Cycle Continuous
Units at 400 Canal St were
preserved as affordable
through BAHFA's Welfare
Tax Exemption Preservation
Program, with 94 unit
households participating.

The City maintained rent
stabilization for over 400
spaces across two mobile
home parks.

Staff's application was
selected to be part of a
statewide public sector
learning cohort focused on
preservation of unsubsidized
small to medium multifamily
properties.

Other
https://enterprisecommunity.org/communityhighlights/california-public-agencies-beginyearlong-training-housing-preservation Monitoring the Status of
BMR Units
Monitor the status of affordable units
created through local inclusionary housing
requirements to ensure that they are
occupied by qualifying households and
rented or sold at affordable rates.
12/31/2031 6th Cycle Continuous
The City continued its
agreement with Marin
Housing Authority for
monitoring of BMR
ownership and rental units.

Units 891
https://www.cityofsanrafael.org/meetings/eco
nomic-development-housing-subcommitteefebruary-17-2026/ Housing Resources for
Older Adults
Begin to implement Age-Friendly San
Rafael Strategic Plan recommendations. 12/31/2031 6th Cycle In Progress In 2025, Aegis Living San
Rafael opened at 800
Mission, providing 103 units
of housing for older adults.

In 2024, Vivalon Healthy
Aging Campus opened at
999 Third St, providing 66
new units of affordable
housing for older adults.

Units 103 https://www.cityofsanrafael.org/800-missionave-aegis-senior-living-now-open/ Adaptable and Accessible
Housing
Create additional housing resources for
persons with disabilities, including
developmental disabilities.
12/31/2026 6th Cycle In Progress
Provide CDBG funding to
Marin Center for
Independent Living for its
Residential Access
Modification Program, which
provides home modifications
such as ramps, grab bars,
and stair lifts to increase
accessibility and housing
stability for residents with
disabilities.

Other
https://storage.googleapis.com/proudcity/sanr
afaelca/2025/04/6.a-CommunityDevelopment-Block-Grant-CDBG.pdf https://www.marincil.org/services/#homemodifications-accessibility Residential Care Facilities
and Non-Licensed Group
Homes
Facilitate the development of large and
small residential care facilities and nonlicensed group homes in San Rafael. - Add definitions for “group home,
unlicensed” and “group home, licensed
(e.g., residential care facilities)” to the
zoning code. The definitions should ensure
that unlicensed group homes in single
family zones are treated the same as other
single family uses.
- Amend the Municipal Code to eliminate
the distinction between regulations for
licensed care facilities serving persons with
disabilities and other licensed care facilities.
- Adopt objective standards for large
residential care facilities, and a by-right
approval process for higher density zones
(including mixed use zones) so that the
permitting of these facilities is expedited in
higher-density zoning districts.
12/31/2027 6th Cycle In Progress
In 2024, Planning
Commission approved a
developer's request to
convert an entitled
multifamily project at 1515
4th St to a Residential Care
Facility for the Elderly with
183 units.

Staff is currently drafting
amendments to Title 14 to
add definitions, address the
distinction between between
licensed care facilities and
other licensed care facilities
as well large residential care
facilities. Anticipated
approval of new language is
slated for summer of 2026.

Units 183 https://www.cityofsanrafael.org/1515-fourth-st/ Affordable Housing for
Large Families
Create incentives that result in a larger
percentage of apartments that are three
bedrooms or more in affordable housing
developments.
12/31/2031 6th Cycle In Progress
Provision of units for larger
families continues to be a
scoring consideration for the
City’s Notice of Funding
Availability for the Affordable
Housing Trust Fund.

Other https://www.cityofsanrafael.org/historicalfunding-opportunities/ Review of Development
Fees and Waiver/Deferral
Policies
Review and update the master fee
schedule periodically to reflect the costs of
delivering City services and to reduce fee
burdens for affordable housing projects,
where possible.
12/31/2025 6th Cycle In Progress
To encourage production of
affordable housing, the City
does not assess its Traffic
Mitigation Fee for affordable
housing units. Additionally,
affordable housing
developers may request
planning and building fee
waivers for City Council
consideration.

Other
Resolution 14983
https://publicrecords.cityofsanrafael.org/WebL
ink/DocView.aspx?id=33646&dbid=0&repo=C
ityofSanRafael
Follow-Up to Developer
Forums
In response to feedback received during
past developer and community forums,
provide updates on the changes made to
reduce costs, time delays, and other
barriers to housing development. Measure
the success of these changes.
12/31/2025 6th Cycle Continuous
San Rafael has significantly
decreased the processing
times for development
projects - the time from
submittal to final action has
gone from years to months,
even as the depth of review
and overall complexity of
legal mandates and
timelines have gotten
significantly more arduous.

Community Development is
processing more
applications than the
department has seen in the
last 25 years and is getting
better at processing them
more efficiently.

Other None
Incentives for Lot
Consolidation
Develop tools to facilitate the consolidation
of small lots into larger, more developable
sites, especially in Downtown San Rafael,
including a voluntary merger process that
allows two parcels to be combined into a
single parcel, consistent with the
Subdivision Map Act.
12/31/2027 6th Cycle Not Yet Started Task not yet due Other None Affordable Housing
Incentives
Implement State and local density bonus
programs, including allowances for
additional height and concessions and
waivers to development standards for
projects with affordable housing.
12/31/2024 6th Cycle Continuous
In 2025, the Planning
Commission approved four
projects using State Density
Bonus Law, totaling 543
units with 49 affordable
units.

Units 543 https://www.cityofsanrafael.org/majorplanning-projects-2025/ Water and Sewer Priority
Establish written procedures so that
projects with affordable housing units are
granted priority for water and sewer
connections in the event of future service
limitations.
12/31/2024 6th Cycle Not Yet Started
In staff conversations with
affordable and market-rate
developers, developers
often identify utilities as a
key concern/obstacle. Staff
has initiated conversations
with water and sewer
service providers to better
understand their challenges
and capacity and will use the
information gathered to
formulate recommendations
on this topic.

Other None
Streamlining of
Development Approval
Implement measures to streamline the
development approval process and reduce
the time required between project proposal
and project entitlement.
12/31/2027 6th Cycle Continuous
The City complies with all
State streamlining laws and
continues to pursue
categorical exemption for
small and mid-sized
projects. Additionally, the
City's Inter-department
Review Committee provides
feedback to development
teams at the pre-proposal
stage. Staff is also currently
drafting amendments to Title
14 to achieve this program.

Anticipated approval of new
language is slated for
summer of 2026.

Other None
Zoning Text and Map
Revisions
Complete strategic revisions to the San
Rafael Zoning Ordinance to better achieve
Housing Element objectives.
- Pursue a future General Plan and zoning
text amendment to increase Neighborhood
Commercial densities to 43.5 units per
acre.
- Increase allowable building heights in the
GC zone for residential/mixed use.
- Modified setbacks, height, and lot
coverage in O zoning district.
- Allow Low Barrier Navigation Centers in
mixed use zones.
- Consider using FAR in lieu of density in
commercial zones outside of Downtown.
- Amend the zoning regulations for mediumdensity residential (MR) and high-density residential (HR) districts.
- Allow employee housing for six or fewer
employees to be treated as a residential
use as required by State law.
12/31/2026 6th Cycle In Progress
Staff is currently drafting
amendments to Title 14 and
anticipates bringing them
forward for City Council
consideration in summer of
2026.

Other None
Revisions to Parking
Standards
Complete an evaluation of residential offstreet parking standards to reduce parking as a housing development expense. This
should include the removal of minimum
parking standards within one-half mile of
SMART stations and high-frequency bus
corridors.
12/31/2023 6th Cycle In Progress
The City complies with all
state requirements related to
parking standards and
continues to provide parking
reductions for residential
and mixed-use projects that
incorporate bicycle parking,
e-bikes, and parking lifts.

Other None
Monitoring of Approved
Development Projects
Convene regularly scheduled meetings
with residential developers following project
entitlement to identify any issues impacting
project schedules and actions the City can
take to address regulatory or permitting
constraints.
12/31/2031 6th Cycle Continuous
Community and Economic
Development Director,
planning and housing staff
continued to communicate
with and outreach to
residential developers to
help facilitate projects in the
development pipeline. Some
projects that stalled postentitlement made substantial progress in 2025 toward
building permit issuance.

Other None
Jurisdiction San Rafael ANNUAL ELEMENT PROGRESS REPORT
Reporting
Period 2025
(Jan. 1 - Dec.
31) Housing Element Implementation
Planning 6th Cycle 01/31/2023 - 01/31/2031
Description of
Commercial
Development Bonus
Commercial Development Bonus
Date Approved
3 4
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income
Description of
Commercial
Development Bonus
Commercial Development Bonus
Date Approved
Summary Row: Start Data Entry Below
Units Constructed as Part of Agreement
Commercial Development Bonus Approved pursuant to GC Section 65915.7 Table E
Note: "+" indicates an optional field
Project Identifier
1 2
Cells in grey contain auto-calculation
formulas
(CCR Title 25 §6202)
Annual Progress Report January 2020
Jurisdiction San Rafael ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Period 2025
(Jan. 1 - Dec.
31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning Period 6th Cycle 01/31/2023 - 01/31/2031
The description should adequately document
how each unit complies with subsection (c) of
Government Code Section 65583.1+.

For detailed reporting requirements, see the
chcklist here:

Extremely LowIncome+Very LowIncome+ Low-Income+ TOTAL UNITS+Extremely LowIncome+Very LowIncome+ Low-Income+TOTAL UNITS+
https://www.hcd.ca.gov/communitydevelopment/docs/adequate-sites-checklist.pdf Rehabilitation Activity 123 123 Terra Linda Manor rehab completed 2025 - City residual receipts loan $1M
Preservation of Units At-Risk
94 94 400 Canal Street conversion via BAHFA Welfare Tax Exemption Preservation Program
Acquisition of Units 15 15 6 units at 158-166A Park St (2025) - City grant $250k 9 units at 1400 Lincoln Ave (late 2024) - City grant $250k Mobilehome Park Preservation
Total Units by Income 232 232
Table F
Please note this table is optional: The jurisdiction can use this table to report units that have been substantially rehabilitated, converted from non-affordable to affordable by acquisition, and preserved, including mobilehome park preservation, consistent with the standards set forth in Government Code section 65583.1, subdivision (c). Please note, motel, hotel, hostel rooms or other structures that are converted from non-residential to residential units pursuant to Government Code section 65583.1(c)(1)(D) are considered net-new housing units and must be reported in Table A2 and not reported in Table F.

Activity Type
Units that Do Not Count Towards RHNA+
Listed for Informational Purposes Only
Units that Count Towards RHNA +
Note - Because the statutory requirements severely limit what can be counted, please contact HCD at [email protected] and we will unlock the form which enable you to populate these fields.

Units Rehabilitated, Preserved and Acquired for Alternative Adequate Sites pursuant to Government Code section 65583.1(c) Annual Progress Report January 2020
Jurisdiction San Rafael ANNUAL ELEMENT PROGRESS REPORT
Note: "+" indicates an
optional field
Reporting
Period 2025 (Jan. 1 - Dec. 31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning
Period 6th Cycle 01/31/2023 - 01/31/2031
Notes
2 3 6
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit
Category
(2 to 4,5+)
Tenure
R=Renter
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
Low- Income Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Total Moderate Income
Units Converted from
Above Moderate
Date
Converted Notes
Summary Row: Start Data Entry Below 0 0 0 0 0 0 0 0
Table F2
Above Moderate Income Units Converted to Moderate Income Pursuant to Government Code section 65400.2 For up to 25 percent of a jurisdiction’s moderate-income regional housing need allocation, the planning agency may include the number of units in an existing multifamily building that were converted to deed-restricted rental housing for moderate-income households by the imposition of affordability covenants and restrictions for the unit. Before adding information to this table, please ensure housing developments meet the requirements described in Government Code 65400.2(b). 5 Project Identifier Unit Types
1 4
Affordability by Household Incomes After Conversion Units credited toward Moderate Income RHNA
Jurisdiction San Rafael
Reporting
Period 2025
(Jan. 1 - Dec.
31)
Period 6th Cycle 01/31/2023 - 01/31/2031 ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation
2 3 4
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Realistic
Capacity
Identified in the
Housing
Element
Entity to whom the site
transferred Intended Use for Site
1 Summary Row: Start Data Entry Below
Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
Table G
Locally Owned Lands Included in the Housing Element Sites Inventory that have been sold, leased, or otherwise disposed of Project Identifier
NOTE: This table must only be filled out if the housing element sites inventory contains a site which is or was owned by the reporting jurisdiction, and has been sold, leased, or otherwise disposed of during the reporting
Jurisdiction San Rafael Note: "+" indicates an optional field Reporting
Period 2025
(Jan. 1 - Dec.
31)
Cells in grey contain auto-calculation
formulas
Designation Size Notes
1 2 3 4 5 6 7
APN Street Address/Intersection Existing Use Number of
Units
Surplus
Designation
Parcel Size (in
acres) Notes
014-123-06 519 4th Street Commercial 0 Exempt Surplus
Land 0.304 Resolution 15286Affordable housing RFP issued 12/08/23 NOTE: This table must contain an inventory of
ALL surplus/excess lands the reporting
jurisdiction owns
Summary Row: Start Data Entry Below
Parcel Identifier

ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Table H
Locally Owned Surplus Sites
Jurisdiction San Rafael ANNUAL ELEMENT PROGRESS REPORT
Reporting
Period 2025
(Jan. 1 - Dec.
31) Housing Element Implementation
Planning
Period 6th Cycle 01/31/2023 - 01/31/2031
Project Type Date
Units
(Beds/Student
Capacity) Granted
Notes
2 3 5 6
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Unit Category
(SH - Student
Housing)
Date
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Total Additional
Beds Created Due
to Density Bonus
Notes
Summary Row: Start Data Entry Below
Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
Table J
Student housing development for lower income students for which was granted a density bonus pursuant to subparagraph (F) of paragraph (1) of subdivision (b) of Section 65915 Project Identifier Units (Beds/Student Capacity) Approved 1 4
NOTE: STUDENT HOUSING WITH DENSITY BONUS
ONLY. This table only needs to be completed if there
were student housing projects WITH a density bonus
approved pursuant to Government Code65915(b)(1)(F)
Annual Progress Report January 2020
Jurisdiction San Rafael ANNUAL ELEMENT PROGRESS REPORT
Reporting Period 2025 (Jan. 1 - Dec. 31)
Planning Period 6th Cycle 01/31/2023 - 01/31/2031
No Does the Jurisdiction have a local tenant preference policy? If the jurisdiction has a local tenant preference policy, provide a link to the jurisdiction's webpage containing authorizing local ordinance and supporting materials.

Notes
Table K
Tenant Preference Policy
Local governments are required to inform HCD about any local tenant preference ordinance the local government maintains when the jurisdiction submits their annual progress report on housing approvals and production, per Government Code 7061 (SB 649, 2022, Cortese). Effective January 1, 2023, local governments adopting a tenant preference are required to create a webpage on their internet website containing authorizing local ordinance and supporting materials, no more than 90 days after the ordinance becomes operational.

Jurisdiction San Rafael Note: "+" indicates an optional field Reporting
Period 2025
(Jan. 1 - Dec.
31)
Cells in grey contain auto-calculation
formulas
Size Notes
3 4
APN Street Address/Intersection Date of
Designation
Designation
Level
Historic Site
Period
Areas of
Significance
Parcel Size (in
acres) Notes
Summary Row:

Historical Resources
Parcel Identifier
1 Designation
2 NOTE: This table needs to be completed with any sites within your jurisdiction that were newly added to a National, State, or Local register of historic places within the reporting year. If none, leave blank.

ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Table L
Jurisdiction San Rafael
Reporting Year 2025 (Jan. 1 - Dec. 31)
Total Award Amount Total award amount is auto-populated based on amounts entered in rows 15-26.

Task $ Amount Awarded $ Cumulative Reimbursement Requested Other Funding Notes
Summary of entitlements, building permits, and certificates of occupancy (auto-populated from Table A2) Current Year
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 19
Non-Deed Restricted 9
Deed Restricted 30
Non-Deed Restricted 8
Deed Restricted 0
Non-Deed Restricted 8
502
576
Current Year
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 9
Deed Restricted 0
Non-Deed Restricted 8
Deed Restricted 0
Non-Deed Restricted 8
8 33
Current Year
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 40
Non-Deed Restricted 0
Deed Restricted 1
Non-Deed Restricted 5
Deed Restricted 0
Non-Deed Restricted 12
Deed Restricted 0
Non-Deed Restricted 10
111
179
Moderate
Above Moderate
Total Units
Completed Entitlement Issued by Affordability Summary
Income Level
Very Low
Low
Moderate
Above Moderate
Total Units
Building Permits Issued by Affordability Summary
Income Level
Very Low
Low
Acutely Low
Extremely Low
Total Units
Certificate of Occupancy Issued by Affordability Summary Income Level
Very Low
Low
Moderate
Above Moderate
Acutely Low
Extremely Low
Acutely Low
Extremely Low

ANNUAL ELEMENT PROGRESS REPORT
Local Early Action Planning (LEAP) Reporting
(CCR Title 25 §6202)
Please update the status of the proposed uses listed in the entity’s application for funding and the corresponding impact on housing within the region or jurisdiction, as applicable, categorized based on the eligible uses specified in Section 50515.02 or 50515.03, as applicable. $ -
Task Status