Marin working to meet needs and state mandates with Housing Element update

Courtesy of Marin County

After accepting more input about long-term housing plans for Marin County’s unincorporated areas, the Marin County Community Development Agency (CDA) is submitting a list of properties to a consulting firm to begin environmental analysis to identify the best places for future housing.

The Marin County Board of Supervisors held a joint session with two agenda items with the Marin County Planning Commission on April 12, one focused on programs and policies related to the mandated update of the Countywide Plan and one specifically about parcels of land where new housing could be created. It’s all part of the Housing Element update of the Countywide Plan for the years 2023-2030. The State of California requires every municipality to update its Housing Element every eight years.

The session about programs and policies centered on the preservation of existing housing, including short-term rental properties and accessory dwelling units, or ADUs. Another cited goal was to take steps to address longstanding vacant homes and maximize the use of all homes for longer-term residents rather than temporary vacationers. In rural and coastal West Marin, a popular vacation spot, about 10% of all properties are used as short-term rentals, eliminating their possible use as much-needed living spaces for the local workforce.

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The Housing Element update, which needs to be completed by January 2023, will explore ways to achieve goals to expand housing options and address the need for more affordable housing. Marin County is among the most expensive counties in the country in which to live.

The second session about specific housing sites resulted in a list that will be submitted for environmental review. As it works to comply with the Regional Housing Need Allocation (RHNA), planners worked with residents and elected officials to identify parcels throughout all five supervisorial districts that could serve as housing locations. The County has been directed to plan for at least 3,569 new units in unincorporated areas during the eight-year cycle that begins in 2023.

Two larger properties on the list have been designated as regional housing sites that could handle comparably large numbers of RHNA units and lessen the overall number of properties that could be converted to housing:

• the undeveloped area just north of Novato city limits on the west side of Highway 101 near Mount Burdell, loosely called the Buck Center property, and;
• the undeveloped flatlands east of 101 and the Marinwood neighborhood called the St. Vincent property.

Otherwise, the County is focusing on infill — vacant properties adjacent to developed ones — rather than creating homes on parcels that have never been developed. Choosing sites near existing developments, business districts, and transportation hubs aligns with longstanding goals in adapting for gradual population growth.

Land owned by schools, houses of worship, businesses, nonprofits, private owners, and the county government is open for consideration as part of the County’s update. RHNA units must be distributed among all income categories, from extremely low to above moderate.

The environmental review, set to take place this spring and summer, will examine how any proposed housing development might affect nearby traffic, schools, quality of life, and be vulnerable when faced with environmental hazards. A joint session of the Board and Planning Commission is tentatively set for June 14 for a public review of the programs and policies portion of the Housing Element update. In August, a draft of the environmental impact report (EIR) will be made public and open for comment.

CDA staff has mentioned at previous meetings that defying the RHNA mandate and planning for little or no growth of housing choices will result in less local control in project reviews and more streamlined project approvals. The consequences of noncompliance with housing requirements could be stiff. If a jurisdiction does not meet its housing goals, it becomes ineligible for state funding to serve local transportation needs and may be subject to statewide streamlining rules, which allow for housing development with limited public review process. The California Department of Housing and Community Development (HCD) has a new division that is designed to enforce accountability with plans to meet housing needs.

Questions and comments can be emailed to staff and phone inquiries can be made to (415) 473-6269. Regular updates can be found on the Housing and Safety Elements update webpage.

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