FREQUENTLY ASKED QUESTIONS
*What effect would the 2012 Draft Marin County Housing Element have on land use and the timing of development?
The Housing Element would not introduce new land uses at the Tam Junction Affordable Housing Opportunity Sites, as compared to those currently allowed by the Countywide Plan. However, we understand that by including the Tam Junction Affordable Housing Opportunity Sites in the Housing Element, there is increased probability that the potential build-out at these sites would occur sooner and at an increased rate rather than later at a more gradual pace. Also, it seems that affordable housing developers would be more interested in building residential units rather than preserving our much needed neighborhood serving retail stores. We further understand that, if more sites are developed by affordable housing developers, then there is greater chance that the subsequent development would qualify for more affordable housing bonuses and incentives.
*What are Affordable Housing Bonuses & Incentives? How can these impact housing?
Affordable housing, that meet certain criteria, may qualify for bonuses and incentives, including, but not limited to, the following:
Another exception for affordable housing, which is being considered for adoption is:
These bonuses and incentives could have the following deleterious consequences: Raise potential density at each site and lead to urbanization; Exacerbate traffic congestion; Intensify parking problems in the area; Increase impact on neighbors’ sunlight, views, and privacy; Heighten adverse impact on nearby vulnerable Bothin Marsh, Coyote Creek with resident endangered species and on potential Baylands Corridor sites; and Reduce in-depth review necessary for protection of current and future residents due to streamlining of CEQA.
*Will removal from these programs (the Affordable Housing Opportunity Sites Inventory & the Hwy 101 Priority Development Area) prevent residential development in our commercial mixed-use areas?
No. Removal from these programs would maintain the current land-use categories, which allow mixed-use & residential development in these areas.
*Will removal from these programs lessen the chance that our commercial mixed-use areas will be improved and beautified?
No. Removal from these programs would simply maintain the current development parameters. We would have the same ability to improve and beautify our community as we do now. In fact, there is greater probability that the outcome would be better because we wouldn’t be as big of a target for potential high-density development (up to 30 units/acre and possibly 40 units/acre if the State Density Bonus is allowed to exceed the FAR) that, if certain criteria are met, may be granted a greater amount of affordable housing incentives (discussed above).
*Would the County have to leave the Association of Bay Area Governments (ABAG) in order to remove Tam Valley & Almonte from the Hwy 101 Priority Development Area?
No. Many Marin cities chose to not designate any areas in their jurisdictions to be Priority Development Areas and are fully participating members of ABAG. The Marin County Board of Supervisors chose to create PDAs in Unincorporated Marin and then determined what parts of Unincorporated Marin would be included in the PDAs. With a resolution, they could remove a PDA(s) or change the boundary of a PDA and still keep their current status with ABAG.
*Would Tam Valley and Almonte forfeit potential transportation money if they are removed from the Hwy 101 Priority Development Area (PDA)?
Some transportation funding may be forfeited but not all. If Tam Valley & Almonte were removed from the PDA it may potentially forfeit some transportation funding from two sources – the One Bay Area Grant (OBAG) program and the Metropolitan Transportation Commission (MTC). Unincorporated Marin is expected to receive just $10 million from OBAG. Only a little of this would be designated to our area. However, the One Bay Area Plan states; “In the four North Bay counties, at least 50% of (OBAG) funds will support projects in PDAs.” Therefore, logically, 50% of these funds will support projects outside PDAs. Furthermore, there are other sources of transportation funding that would not require being targeted with development. Please remember that most of Marin is not within a Priority Development Area and they still receive transportation funding.
Therefore, we submit that the cost of supporting the potential high-density development (costs related to improving infrastructure, expanding schools, expanding public services, possible injuries incurred due to worse traffic, etc.) would be greater than the potential additional transportation money we might receive by remaining in the Priority Development Area (PDA).
*Would unincorporated Marin loose its voice at the table if it left the Association of Bay Area Governments (ABAG)?
Please see the article about this entitled; "We Need a Local Council of Governments" by Carla Condon, Council Member & Former Mayor of Corte Madera.
This isn’t a yes or no answer. If only Unincorporated Marin unilaterally left ABAG, it could loose its voice at the table with ABAG. However, if Unincorporated Marin chose to move in this direction, it would most likely not leave ABAG alone, but rather with all the rest of Marin (Unincorporated Marin plus every single city in Marin). In this scenario, Marin County would be able to form a Marin Council of Governments (COG), similar to the COG that Mendocino County formed. Once the COG is formed, it would have a full voice at the table dealing directly with the CA State Department of Housing & Community Development (HCD). Many feel that if Marin County dealt directly with HCD, rather than through the middle-agency ABAG, the County would receive more realistic numbers for its Regional Housing Needs Allocation (RHNA).
**For those of you who are not aware… The Regional Housing Needs Allocation (RHNA) is a state mandated process for determining how many housing units, including affordable units, each community must plan to accommodate. The California Department of Housing and Community Development (HCD) determines the total housing need for the entire Bay Area region, and it is ABAG's responsibility to break this total Bay area housing need number down and distribute it to each local government within the Bay Area.
*What effect would the 2012 Draft Marin County Housing Element have on land use and the timing of development?
The Housing Element would not introduce new land uses at the Tam Junction Affordable Housing Opportunity Sites, as compared to those currently allowed by the Countywide Plan. However, we understand that by including the Tam Junction Affordable Housing Opportunity Sites in the Housing Element, there is increased probability that the potential build-out at these sites would occur sooner and at an increased rate rather than later at a more gradual pace. Also, it seems that affordable housing developers would be more interested in building residential units rather than preserving our much needed neighborhood serving retail stores. We further understand that, if more sites are developed by affordable housing developers, then there is greater chance that the subsequent development would qualify for more affordable housing bonuses and incentives.
*What are Affordable Housing Bonuses & Incentives? How can these impact housing?
Affordable housing, that meet certain criteria, may qualify for bonuses and incentives, including, but not limited to, the following:
- Density Bonuses (State Density Bonus allows up to 35% increase in # of units)
- Exception to set backs
- Exception to height limitations
- Reduced parking requirements
- Exception to regulations that protect the Baylands Corridor, sites within the Ridge & Upland Greenbelt, and sites for sensitive habitat
Another exception for affordable housing, which is being considered for adoption is:
- Streamlining of permit review
These bonuses and incentives could have the following deleterious consequences: Raise potential density at each site and lead to urbanization; Exacerbate traffic congestion; Intensify parking problems in the area; Increase impact on neighbors’ sunlight, views, and privacy; Heighten adverse impact on nearby vulnerable Bothin Marsh, Coyote Creek with resident endangered species and on potential Baylands Corridor sites; and Reduce in-depth review necessary for protection of current and future residents due to streamlining of CEQA.
*Will removal from these programs (the Affordable Housing Opportunity Sites Inventory & the Hwy 101 Priority Development Area) prevent residential development in our commercial mixed-use areas?
No. Removal from these programs would maintain the current land-use categories, which allow mixed-use & residential development in these areas.
*Will removal from these programs lessen the chance that our commercial mixed-use areas will be improved and beautified?
No. Removal from these programs would simply maintain the current development parameters. We would have the same ability to improve and beautify our community as we do now. In fact, there is greater probability that the outcome would be better because we wouldn’t be as big of a target for potential high-density development (up to 30 units/acre and possibly 40 units/acre if the State Density Bonus is allowed to exceed the FAR) that, if certain criteria are met, may be granted a greater amount of affordable housing incentives (discussed above).
*Would the County have to leave the Association of Bay Area Governments (ABAG) in order to remove Tam Valley & Almonte from the Hwy 101 Priority Development Area?
No. Many Marin cities chose to not designate any areas in their jurisdictions to be Priority Development Areas and are fully participating members of ABAG. The Marin County Board of Supervisors chose to create PDAs in Unincorporated Marin and then determined what parts of Unincorporated Marin would be included in the PDAs. With a resolution, they could remove a PDA(s) or change the boundary of a PDA and still keep their current status with ABAG.
*Would Tam Valley and Almonte forfeit potential transportation money if they are removed from the Hwy 101 Priority Development Area (PDA)?
Some transportation funding may be forfeited but not all. If Tam Valley & Almonte were removed from the PDA it may potentially forfeit some transportation funding from two sources – the One Bay Area Grant (OBAG) program and the Metropolitan Transportation Commission (MTC). Unincorporated Marin is expected to receive just $10 million from OBAG. Only a little of this would be designated to our area. However, the One Bay Area Plan states; “In the four North Bay counties, at least 50% of (OBAG) funds will support projects in PDAs.” Therefore, logically, 50% of these funds will support projects outside PDAs. Furthermore, there are other sources of transportation funding that would not require being targeted with development. Please remember that most of Marin is not within a Priority Development Area and they still receive transportation funding.
Therefore, we submit that the cost of supporting the potential high-density development (costs related to improving infrastructure, expanding schools, expanding public services, possible injuries incurred due to worse traffic, etc.) would be greater than the potential additional transportation money we might receive by remaining in the Priority Development Area (PDA).
*Would unincorporated Marin loose its voice at the table if it left the Association of Bay Area Governments (ABAG)?
Please see the article about this entitled; "We Need a Local Council of Governments" by Carla Condon, Council Member & Former Mayor of Corte Madera.
This isn’t a yes or no answer. If only Unincorporated Marin unilaterally left ABAG, it could loose its voice at the table with ABAG. However, if Unincorporated Marin chose to move in this direction, it would most likely not leave ABAG alone, but rather with all the rest of Marin (Unincorporated Marin plus every single city in Marin). In this scenario, Marin County would be able to form a Marin Council of Governments (COG), similar to the COG that Mendocino County formed. Once the COG is formed, it would have a full voice at the table dealing directly with the CA State Department of Housing & Community Development (HCD). Many feel that if Marin County dealt directly with HCD, rather than through the middle-agency ABAG, the County would receive more realistic numbers for its Regional Housing Needs Allocation (RHNA).
**For those of you who are not aware… The Regional Housing Needs Allocation (RHNA) is a state mandated process for determining how many housing units, including affordable units, each community must plan to accommodate. The California Department of Housing and Community Development (HCD) determines the total housing need for the entire Bay Area region, and it is ABAG's responsibility to break this total Bay area housing need number down and distribute it to each local government within the Bay Area.