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None of
NORTHGATE MALL (converted to Residential) will be affordable to
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SQUARE FEET |
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RESIDENTIAL 1 AFFORDABLE % Affordabe in BEDROOMS = 98/ 974 = 10%
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65,140 % Affordabe in SQFT = 65,140 / 829,731 = 7.85%
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BEDROOMS |
UNITS |
BEDROOMS |
San Rafael RENT |
Min INCOME required at 35% |
Income |
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Studio |
24 |
24 |
$2,000 |
$68,571 |
LOW |
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1 |
24 |
24 |
$2,450 |
$84,000 |
LOW |
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2 |
24 |
48 |
$3,325 |
$114,000 |
LOW |
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3 |
24 |
72 |
$4,367 |
$149,725 |
MODERATE |
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TOTAL |
98 |
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RESIDENTIAL 2
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196,505 |
BEDROOMS |
UNITS |
BEDROOMS |
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2 |
42 |
84 |
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3 |
36 |
108 |
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4 |
7 |
28 |
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TOTAL |
220 |
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RESIDENTIAL 3
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231,300 |
BEDROOMS |
UNITS |
BEDROOMS |
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Studio |
63 |
63 |
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1 |
164 |
164 |
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2 |
53 |
106 |
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TOTAL |
333 |
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RESIDENTIAL 4
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401,926 |
BEDROOMS |
UNITS |
BEDROOMS |
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Studio |
25 |
25 |
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1 |
305 |
164 |
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2 |
116 |
232 |
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TOTAL |
421 |
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TOTAL RESIDENTIAL 2-4 |
829,731 |
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974 |
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---
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To
Planning and Developer: · % "Affordable" in SQFT = 7.85% · % "Affordable" in BEDROOMS = 10% Thanks, And maybe offer a reason why the percentages are not closer to 20% ?
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Calculate the UNITS per Income Category from “rent per unit” and “Number of persons” = bedrooms. And rental expenditure to be no more than 30% of income ? ( Where RENT SOURCE is Zillow: And a possible explanation why none of the “AFFORDABLE” units are for Acutely Low, Extremely Low and Very Low. And why one quarter of the “AFFORDABLE” units are for MODERATE INCOME families. All disclosed please. SOURCE https://www.cityofsanrafael.org/northgate-town-square-rev/ |
Income-restricted units is capped at 30% of the tenant's income . Thats:
| Family Income Category | for Family of | |||||
| 1 | 2 | 4 | ||||
| $ Rent CAP | Income | $ Rent CAP | Income | $ Rent CAP | Income | |
| ACUTELY LOW | 490 | 19,600 | 560 | 22,400 | 701 | 28,050 |
| EXTREMELY LOW | 1,028 | 41,150 | 1,175 | 47,000 | 1,469 | 58,750 |
| VERY LOW | 1,714 | 68,550 | 1,958 |
78,350 |
2,448 | 97,900 |
using
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2024 |
Income |
Number of persons in Household |
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$ |
1 |
2 |
3 |
4 |
5 |
6 |
7 |
8 |
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Marin County 4-Person Median Income: $186,600
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Acutely Low 15% |
19,600 |
22,400 |
25,200 |
28,0050 |
24,250 |
26,050 |
27,850 |
29,650 |
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Extremely Low 30% |
41,150 |
47,000 |
52,900 |
58,750 |
59,200 |
63,600 |
68,000 |
72,350 |
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Very Low 50% |
68,550 |
78,350 |
88,150 |
97,900 |
98,700 |
106,000 |
113,300 |
120,600 |
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Low 80% |
109,700 |
125,350 |
141,000 |
156,650 |
158,100 |
169,800 |
181,500 |
193,200 |
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Median |
130,600 |
149,300 |
167,950 |
186,600 |
161,550 |
173,550 |
185,500 |
197,450 |
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Moderate 120% |
156,750 |
179,100 |
201,500 |
223,900 |
193,850 |
208,200 |
222,600 |
236,950 |
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2O21 |
Income |
Number of persons in Household |
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$ |
1 |
2 |
3 |
4 |
5 |
6 |
7 |
8 |
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Marin County
4-Person Area Median Income: $149,600
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Acutely Low 15% |
15,700 |
17,950 |
20,200 |
22,450 |
24,250 |
26,050 |
27,850 |
29,650 |
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Extremely Low 30% |
38,400 |
43,850 |
49,350 |
54,800 |
59,200 |
63,600 |
68,000 |
72,350 |
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Very Low 50% |
63,950 |
73,100 |
82,250 |
91,350 |
98,700 |
106,000 |
113,300 |
120,600 |
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Low 80% |
102,450 |
117,100 |
131,750 |
146,350 |
158,100 |
169,800 |
181,500 |
193,200 |
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Median |
104,700 |
119,700 |
134,650 |
149,600 |
161,550 |
173,550 |
185,500 |
197,450 |
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Moderate 120% |
125,650 |
143,600 |
161,550 |
179,500 |
193,850 |
208,200 |
222,600 |
236,950 |
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2024 |
Income |
Number of persons in Household |
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$ |
1 |
2 |
3 |
4 |
5 |
6 |
7 |
8 |
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Sonoma County 4-Person Median Income: $126,400
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Acutely Low 15% |
13,500 |
15,400 |
17,350 |
19,250 |
24,250 |
26,050 |
27,850 |
29,650 |
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Extremely Low 30% |
29,050 |
33,200 |
37,350 |
41,500 |
59,200 |
63,600 |
68,000 |
72,350 |
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Very Low 50% |
48,450 |
55,350 |
62,250 |
69,150 |
98,700 |
106,000 |
113,300 |
120,600 |
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Low 80% |
77,500 |
88,600 |
99,650 |
110,700 |
158,100 |
169,800 |
181,500 |
193,200 |
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Median |
161,550 |
173,550 |
185,500 |
197,450 |
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Moderate 120% |
107,850 |
123,300 |
138,700 |
154,100 |
193,850 |
208,200 |
222,600 |
236,950 |
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Income-restricted units is capped at 30% of the tenant's income .
Thats:
| Family Income Category | for Family of ( in SONOMA) | |||||
| 1 | 2 | 4 | ||||
| $ Rent CAP | Income | $ Rent CAP | Income | $ Rent CAP | Income | |
| ACUTELY LOW | 337 | 13,500 | $385 | 15,400 | $481 | 19,250 |
| EXTREMELY LOW | 726 | 29,050 | $1,175 | 33,200 | $1,475 | 41,500 |
| VERY LOW | 1,211 | 48,450 | $1,384 | 55,350 | 1,729 | 69,150 |
Average rent in Sonoma:
 | Studio: ---------- $905 , 261 sq ft |
| One bedroom: $1,363 , 492 sq ft |
| Two bedroom: $1,896 , 962 sq ft |
So clearly we need to be capping rent/price by restricting to VERY LOW income families and below.
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- 7-stories, 200 units, adjacent to Northgate mall.
5 stories of one and two bedroom apartments - above two stories of parking for
139 vehicles.
Demolish the existing office building.
the SMART train station makes it eligible for a height
increase to 69 feet. ( else it would have been 36).
Senate Bill 330 limits the number of public
hearings to no more than 5, including appeals.
80% for LOW income households and 19% for MODERATE.
But
LOW income levels are up to
| $125,350/yr for a family of 2 & |
| $156,650 for family of 4). |
MODERATE income levels are up to
| $179,100/yr for a family of 2 & |
| $223,900 for family of 4. |
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Income-restricted units is capped at 30% of the tenant's income of
| $125k for LOW-income-family of 2 and |
| $156k for family of 4. |
| Thats LOW-income rent of | $3,125 & $3,900 respectively. |
| MODERATE income family max rent is | $4,475 & $5,600 resp. |
AND THATS AFFORDABLE ?
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$3,125 rent is affordable ? ( even $2,750 for a single
person ? )
When the average 1-bdrm rent
in San Rafael, is $2,300.
( 2-bedroom: $2,800 )
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The whole intent of the State's Housing Legislation is to cap rents to make it
affordable.
But as long as the developer can aim solely at LOW(up to 80% of median) and
MODERATE(up to 120% of median)
--- the cap (for Marin ) will have no relation to affordable.
The legislation does nothing to make rent affordable (in
Marin).
And deters NO landlord from charging unaffordable rent ( to all categories
MODERATE and under !
They need to cap rent at VERY LOW not just LOW income families.!
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Income-restricted units is capped at 30% of the
tenant's income of
$22k for ACUTELY LOW-income-family of 2 and
$28k for family of 4.
Thats:
ACUTELY LOW-income-family rent of --------
$550 & - $700 respectively.
EXTREMELY LOW income family max rent is $1,175 & $1,475 resp.
VERY LOW ----- income family max rent is $1,950 & $2,450 resp.
So clearly we need to be capping rent/price by
restricting to VERY LOW income families and below.
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The point is -- those RENT CAPS are supposed to be
AFFORDABLE.
The legislation does nothing to make that happen (in Marin).
And deters NO landlord from charging unaffordable rent ( to LOW and MODERATES) !
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You might want to reconsider NOT renewing SMART's SALES
TAX when
| 1. SMART takes only 126 cars off HWY101 ( at all points between Santa Rosa Airport and San Rafael) during the weekday commute. |
| 2. SMART’s Sales Tax has subsidized a ROUNDTRIP - $128 in 2019, $168 in 2020, $518 in 2021, $240 in 2022, when including DEBT SERVICE. |
https://www.marincounty.info/SMART/smart.htm
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Here's how wonderful SMART is.
You could give every current Rider $128 to take a limo to
and from their destination (roundtrip) door-to-door !!
(Instead of taking SMART).
How wonderful is that? And it wouldn't cost any more than SMART's Expenditures
including Debt Service !!
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Go to the chart on
https://www.marincounty.info/SMART/Latest/SMART_at_a_CROSSROADS-Marin_Grand_Jury_2023.htm
SUBSIDY is (EXPENDITURE minus FAREBOX REV ) divided by BOARDINGS (times 2 for
per roundtrip ) .
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Because 555 Northgate Drive is < half mile from the SMART STATION it is NOT
REQUIRED TO PROVIDE PARKING !!
https://epermits.cityofsanrafael.org/eTRAKiT3/viewAttachment.aspx?Group=PROJECT&ActivityNo=PLAN24-149&key=EPRS%3a240905011256745
Every community has been mandated to create a certain amount of housing.
The numbers are here:
https://abag.ca.gov/sites/default/files/documents/2021-12/Final_RHNA_Allocation_Report_2023-2031-approved_0.pdf
u can compare it to housing permits issued for all Bay Area jurisdictions for the period between 2007 and 2014 https://www.marincounty.info/Housing/2014_housing_elements.htm#permits
Its crazy that the State is DEMANDING construction of ABOVE
MODERATE housing.
Especially when the number in that category is invariably higher than the number
in any other category !!
ie Tiburon 243 out of a total of 639 ( 193, 110, 93 for the other categories.
The State has no business mandating this.
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