Article courtesy of The Marin Independent Journal, April 25, 2022

Developers proposing to build 10 or fewer residences in San Rafael could soon qualify for a streamlined approval process under a new pilot program.

The City Council voted 4-0 last week to launch the program to provide two new paths toward approval. Each aims to reduce the number of public meetings and increase the chances of approval for certain housing project applications. Councilmember Eli Hill was absent from the vote.

The program calls for a trial period of at least one year and at least five project reviews. The move stems from an effort launched in 2018 to address the housing shortage amid daunting state directives to build more residences.

“I think we need to do everything possible to streamline every process, and this one specifically,” Vice Mayor Rachel Kertz said.

Kertz said the city has heard from applicants that it takes too long to jump through approvals for projects that are described as “small and simple.”

“Hopefully, that will speed up the process,” Kertz said.

Jacob Noonan, the city’s housing program manager, said that after presenting reports on housing laws and receiving feedback from developers, the city has worked on code amendments related to inclusionary housing and density bonuses.

Officials also recommended a streamlined approval process for smaller residential projects, Noonan said. That resulted in the development of the pilot program, he said.

The program is limited to review of new construction of up to 10 residences. It also applies to applications for additions — of no more than 40% of building area and no more than three additional residences — to existing housing sites with three to 10 residences.

Projects that do not meet the criteria would be subject to the normal approval process.

The pilot program establishes that two members and an alternate member of the Design Review Board would be selected for a subcommittee to provide feedback on applications.

Once the application is deemed complete, staff would determine whether the project requires “minor” review or “major” review to dictate which approval path it qualifies for.

Those subject to minor environmental review would require zoning administrator approval. The subcommittee members could be invited to provide consultation at the discretion of the zoning administrator. The public would have an opportunity to comment prior to a decision on the project.

Projects requiring major environmental review would be subject to a joint hearing with the Planning Commission and the design review subcommittee, so that the two boards would not need to review the application separately.

In either instance, the project would not require a hearing before the full Design Review Board.

Resident Victoria DeWitt had concerns that the program would undermine the city’s hillside design guidelines. Ali Giudice, community development director, said those rules would still apply.

Kertz said she understood most other municipalities do not have a Design Review Board and asked staff how other Marin cities handle design review.

Noonan said Ross has a design review board but no planning commission. The board recommends projects to the Town Council.

Mill Valley, San Anselmo and Larkspur use staff, the zoning administrator or their planning commissions for design review, Noonan said.

Kertz also asked how many applications the city receives that would qualify for the program.

Giudice said four applications have been submitted to the city since 2019 that would qualify.

Because of that, the council agreed that staff should review at least five applications in the pilot period prior to evaluating the program’s merit.

“This city would not look as great as it does if we did not have the Design Review Board,” said Councilmember Maribeth Bushey.

She said the Design Review Board does “amazing work.” Part of evaluating whether the program is successful is ensuring officials have reviewed enough projects.

“I feel like we need to balance the strategic objective of getting housing built with capturing the value that DRB has historically brought to San Rafael,” Bushey said.