Affordable Housing in Novato

Meadow Park

Affordable Housing Basics

AFFORDABLE HOUSING DEFINITION

Household pays no more than 30% of its total household income for:

Rent and utilities; orMortgage payment

Affordability maintained through deed restrictions.

WHO QUALIFIES FOR AFFORDABLE HOUSING?

Most of Novato’s working families are“low income” * and would qualify for affordable housing.

Household Size Max Household Income to Qualify as Low Income 1 $63,350 2 $72,400 3 $81,450 4 $90,500I* as defined by HUD

WHAT IS SECTION 8?

A Federal rental subsidyAllocated by Marin Housing Authority

Households find a private landlord who will accept a Section 8 voucher

Landlord gets a portion of the market rent from the Marin Housing Authority and a portion from the tenant.

WHAT IS THE DIFFERENCE BETWEEN WORKFORCE HOUSING AND AFFORDABLE HOUSING?

No difference. Workforce housing is the same as affordable and low-income housing.

IS THE LACK OF AFFORDABLE HOUSING AN ENVIRONMENTAL ISSUE?

Commuters generate huge amounts of green house gases.

95% of employed households living in Edgewater Place in Larkspur and Centertown in Corte Madera work in Marin.

WHO DECIDES HOW MUCH AFFORDABLE HOUSING IS NEEDED?

Association of Bay Area Governments (ABAG)Based on:

projected job growth transportation capacity

population growth trends

ABAG determines the “Regional Housing Allocation Need” (RHNA).

RHNA numbers specify numbers of units for income levels :Extremely low incomeVery low incomeLow IncomeModerate IncomeAbove Moderate Income

WHAT IS A HOUSING ELEMENT?

Section of a city’s General Plan Must include:1. Analysis of housing need. and constraints that work against meeting

that need.2. Land use policies and programs to support affordable housing.3. A list of sites with potential for additional multi-unit affordable housing to achieve RHNA numbers.

City must rezone enough sites to meet the affordable housing need.

Novato RHNA AnalysisIncome Level

Novato 2014 Unmet RHNA Need

Max Income Family of 4

Max Rent Tw0-Bedroom Apt.

Example

Ext. LI (30% AMI

107 $33,950 $763 Senior, retail clerk

Very LI (50% AMI)

107 $56,550 $1,272 Preschool teacher, medical assistant

LI (80% AMI)

168 $90,500 $2,262(above market in Novato)

Plumber, office manager, teacher

IS DENSITY A BAD WORD?

NO!Density is just math: number units/ number acresThe simple math does not adjust for size of units, parking requirementsMore important than density are:

DESIGNPROFESSIONAL PROPERTY MANAGEMENT

Next KeyNovato, California

Well-planned Design Features• Mission-inspired buildings• Native, drought-resistant

landscaping

Total number of apartments: 32• Studios: 32

All apartment homes in this development are affordable: The adult employment-and-training students pay no more than 30% of their income on rent and utilities, leaving enough money for food, clothing, school supplies, transportation, etc.

Apartment homes per acre: 32

Developed by: Homeward Bound of MarinBuilt in 2008

San Clemente PlaceCorte Madera, California

Well-planned Design Features:• Open courtyard and landscaped central

lawn area create sense of openness.• Garden and strategic use of planters in

courtyard entryways tie in the natural beauty from the surrounding community.

• Architecture was designed to “uplift the entire neighborhood.”

Total number of apartments: 79• One-bedrooms: 20• Two-bedrooms: 33• Three-bedrooms: 25

All apartment homes in this development are affordable: The families, seniors, and developmentally disabled tenants pay no more than 30% of their income on rent and utilities, leaving enough money for food, clothing, medications, school supplies, transportation, etc.

Apartment homes per acre: 29

Developed by: EAH HousingBuilt in 2007

50 units per acreVillas at Hamilton Novato

San Rafael CommonsSan Rafael, California

AWARD WINNER• “Sensible Growth Award” (National

Association of Home Builders and Better Homes and Gardens Awards)

• “Outstanding Contributions for Better Housing for All Americans Award” (National Association of Home Builders and Better Homes and Gardens Awards)

Total number of apartments: 83• Studios: 36 • One-bedrooms: 47

All apartment homes in this development are affordable: The seniors pay no more than 30% of their income on rent and utilities, leaving enough money for food, medications, clothing, transportation, etc.

Apartment homes per acre: 86

Developed by: EAH / Managed by BRIDGE HousingBuilt in 1979

20 units per acre

Mackey Terrace Novato

34 units per acre

Nova Ro 3 Novato

54 units per acreMillworks Novato

26 units per acreWyndover Apartments Novato

Parnow Friendship HouseSan Rafael, California

Well-planned Design Elements: • Used landscaping to blend

development into its surroundings and conceal height

Total number of apartments = 72

All apartment homes in this development are affordable: The seniors pay no more than 30% of their income on rent and utilities, leaving enough money for food, medications, transportation, etc.

Apartment homes per acre: 31

Developed by: Santa Fe Center for Interfaith HousingBuilt in 2007

Contemporary affordable homes blend in with their surroundings. Designing compactly provides:

• Community, • Convenience, and • Choice

while preserving Novato’s environment and open space.

For more information:

www.novatohousing.org