Between the jumble of laws passed by the state and HCD's goal of adding social justice and income equality into an overly legislated, rushed, complicated, and punishment-based process, a chaotic housing rush is now in play. Poor planning and ridiculous numbers (now being audited) created a mess that will destroy California as we know it, creating an endless sprawl of density that covers the state with concrete.
The new laws look like they create low-income housing, but that goal is overshadowed by the amount of housing created for more affluent renters. There is widespread agreement about the need for AFFORDABLE HOUSING, but this plan DOES NOT ENFORCE IT.
The bulk of the new housing will be at or above market value, built by private developers for a profit.
None of the private developers are under obligation by law to produce the percentage categories demanded by HCD. (Very low income, low income, median income, above median income.) The median income in Marin is about $170,000. The low-income categories represent about 40% of the HCD formula, but most development is for the upper ranges.
EXAMPLE: “Tom Lai, director of the Marin County Community Development, said the county had to reduce the number of sites it was reserving for people with lower and moderate incomes so it could meet the state’s target for producing homes for people with above-moderate income.”
The HCD is requiring density in our neighborhoods to produce homes for the rich. If those projects are completed first, even with a few low-income units thrown in, there will literally be no land left for the low-income projects.
A new department was created to monitor and punish us if we didn't build fast enough. Now our local city councils and county Board of Supervisors are forced to produce "Housing Elements" (lists that show exactly where the housing could go). Our local officials fought it, but they lost, and now they are scrambling to put lists of land together, even if they have to resort to hazard areas and public properties.
We resent the state intrusion. We are being forced into this process-- all stick, no carrot -- with harsh penalties for noncompliance. The state puts an undue financial burden on cities to achieve the RHNA goals that is glossed over by the new laws, which keep coming every month. The new laws look like they create low-income housing, but that goal is overshadowed by the amount of housing created for more affluent renters. See: PROFITEERING
City governments aren't in the business of building. But now they better make sure that someone does it. If even one builder slacks off and doesn't finish on time, we aren't certified, and the state takes over. They will rezone and force the housing into public land, parking lots, parks, golf courses (in Mill Valley the municipal golf course is a designated place of refuge in a fire emergency when evacuation isn't possible. A new law would allow 85% of it to be developed as housing).
Private businesses have ended up on lists of "underutilized space," even if they are not for sale. Will the state resort to eminent domain to get their numbers met? Already our general plans have been overruled, and our long-range planning is in the trash. Areas have already been rezoned for us, as residential. Our permit process is now as simple as filing a piece of paper ("by rights and "ministerial review").
Minimally the process should pause until the audit is complete. We need to act, or watch Marin communities get developed into overly dense fire traps.
The Cities and County Board of Supervisors are all scrambling -- in fear of retribution -- to get their Housing Element lists together. They aren't pushing back. We need to act for them. They asked for reasonable numbers. We need to demand them.
If we get organized, maybe our local governments will have the courage to join us.
