What housing crisis? Last-minute bill would let wealthy Marin County limit home building

 What housing crisis? Last-minute bill would let wealthy Marin County limit home building

Assemblyman Marc Levine (D-San Rafael), right, discusses legislation in 2016. (Rich Pedroncelli / Associated Press)
Liam DillonContact Reporter



One of California’s wealthiest counties may continue to get a pass under the state’s affordable housing laws.

Lawmakers are considering a measure that would allow parts of Marin County to limit growth more tightly than other regions of California. The provision, inserted last week into a bill connected to the state budget, lets Marin County’s largest cities and unincorporated areas maintain extra restrictions on how many homes developers can build.

Housing advocates say the carve-out runs counter to the push by Gov. Jerry Brown and lawmakers for more development as a way to combat the state’s housing affordability problems.

Since the changes are tied to last week’s passage of the state budget, which Brown has yet to sign, the measure does not have to go through the regular committee process. It’s had just one public hearing and lawmakers could vote on the bill as early as Thursday.

The measure, Assembly Bill 121, is the latest salvo in a lengthy debate about low-income housing in the Northern California county, which has one of the state’s largest gaps between rich and poor.

Following a 2009 investigation by federal housing officials, Marin County supervisors agreed to boost affordable development as a way to desegregate the mostly white region. But neighborhood opposition to low-income housing continued, including a long-stalled 2013 proposal from “Star Wars” creator George Lucas to build hundreds of affordable units on a former dairy farm.

Today, the county’s per capita income of $60,236 is the highest of any county in the state, according to U.S. census figures. But the average renter in Marin County makes just $19.21 an hour and would need to work 77 hours a week to afford a studio apartment at the $1,915-a-month market rate, according to data from the National Low Income Housing Coalition.

The bill came at the request of Assemblyman Marc Levine (D-San Rafael). Levine said his proposal reflects Marin County’s character: Communities there should have buildings that look like those in Santa Rosa and Petaluma rather than those in the larger cities of Oakland and San Francisco.


“If you're standing on the ground there, it's a suburban county and then if you were to hike a couple of miles west, you would see that it is a rural county,” Levine said.

Brown and legislators have been working on a package of bills that aim to increase funding for low-income housing as well as wipe away some of the restrictions local governments put on development. But no significant measure has passed in recent years, frustrating housing advocates.

“In a year where the Legislature has been talking endlessly about the housing crisis in this state and trying to make it easier to build affordable housing and higher-density housing, the one and only thing that comes out of the budget process is a deeply flawed measure that only adds barriers to development in one of the most exclusionary counties in the state,” said Anya Lawler, policy advocate at the Western Center on Law & Poverty.

Levine agrees Marin County has an affordable housing crisis, and argued the bill would actually help make it easier to build.

We have an affordable housing crisis in #Marin and #Sonoma. Solutions are complicated, but Dr Sweeney @HomewrdBndMarin is helping to solve.

The budget-related legislation extends a law written by Levine in 2014. The original law allowed the cities of Novato and San Rafael, as well as unincorporated Marin County, to shrink the size of projects they’d allow developers to build to below roughly three stories high. That would be more generous than what other areas of California are allowed under state housing law.

Generally, affordable housing developers need to build larger projects for them to be financially viable. But some affordable housing groups in the region supported Levine’s initial effort because they believed smaller sizes might limit some community opposition.

Beyond that, Levine said, land in the county is very expensive and smaller projects can avoid costs often associated with larger buildings, such as steel construction and underground parking.

Levine’s original law was supposed to expire at the end of 2023. But under AB 121, the lower-density rules would continue for five years after that.

Housing advocates who are against his bill don’t understand how affordable housing can get done in his district, Levine said.

“There are ideologues in housing,” he said. “What I'm most interested in is pragmatic approaches that result in more housing for the people that need it.”

Some who supported Levine’s initial approach now are against AB 121. Michael Lane, policy director for the Non-Profit Housing Assn. of Northern California, said Levine’s new bill doesn’t make sense.

The original law required Novato, San Rafael and Marin County to analyze its effects on affordable construction by 2019. Lane said there is no reason to extend the law’s provisions before knowing whether it has worked.

“It’s way too early,” Lane said. “We don’t understand why this became a priority and why all the other housing issues didn’t.”

At the measure’s hearing before legislators Tuesday, Sen. Jim Nielsen (R-Gerber) criticized the bill, calling out what he said were “hypocritical” communities that don't want to do their part in solving the housing problem. “They love their lifestyles, but don’t bother us with the low-income housing,” Nielsen said of those local residents.

Brown and the legislative leadership typically agree on budget-related bills before they’re introduced. Levine said he was able to get his housing provision into such a bill because “that’s just the way it evolved.”

Spokespeople for Brown, Assembly Speaker Anthony Rendon (D-Paramount) and Senate President Pro Tem Kevin de León (D-Los Angeles) either declined to comment or gave no substantive response to the bill.

“It got put in,” said Kevin Liao, a Rendon spokesman. “It’s the nature of the budget negotiations.”

Editor's Note: While this LA Times writer is bashing Marc Levine and Marin County unfairly and failed to identify WHY the bill was submitted,  at least they are reporting it. (Where is the Marin IJ?)  George Lucas stopped development of his projects because of environmental restrictions not just local opposition.  Had he promoted a site that was closer to 101 freeway and did not negatively impact Miller Creek, it is likely that he would have a project today.

Lucas Valley Road Before and After Tree Trimming.

Gary Giacomini, George Lucas's lawyer threatened the Marin County Supervisors on April 20, 2015 that Lucas Valley Road "shall never become a scenic road now or in the future" because it would interfere with George Lucas's development plans.  It appears that in 2016, the county has granted Gary Giacomini's wish and is in the process of destroying one of the most beautiful scenic roads in Marin.  

The cover story is "fire protection"  but this  has not been done in at least 30 years.  Residents suspect that by removing vegetation, the road will not qualify for a scenic designation .  Another theory is that it is preliminary work prior to road widening to allow for more development. The cover story of "fire safety" falls apart under close examination.  

The tree canopies are being denuded far in excess of what is required under the most stringent road standards.  This is a costly job and money is tight at the county.  Why is this project at the top of their priorities especially after the community opposition?

George Lucas and his Lawyer Threaten Marin County if Scenic Road is declared

Editor's Note: 6/2/2016:  The Tree Trimming along Lucas Valley Rd. appears to be the County fulfilling Gary Giacomini's threat.  County crews have radically clear cut vegetation next to the road for the FIRST TIME in FIFTY YEARS!   As residents pointed out in the meeting with Supervisor Connolly ,  the crews have greatly exceeded the requirement of ordinary clearing for "road safety and fire protection".  In my view, they are changing the landscape so it can no longer be considered a "scenic highway" and conflict with Developers plans.  They also may be planning to widen the road for greater traffic flows.   

I don't trust the county.  They are on a mad development push for housing in Lucas Valley.  We will fight back. We will Save Marin Again!




Beautiful Lucas Valley,  a tiny 6 square mile community is being targeted with over 70% of all affordable housing for the entire 859 square miles of Marin County.  The area was settled in the 1950s and set aside vast areas of open space paid for by tax dollars so the community could maintain its rural/suburban charm.  Now developers represented by millionaire lobbyist and lawyer, Gary Giacomini want to bulldoze acreage to build high density apartments.  The infrastructure and community costs of these Tax Subsidized developments are to be inflicted on the we the middle class homeowners.  The projects under development proposals now will DOUBLE the population with no additional TAX base.  Rich developers, lawyers and banks profit while the local community pays the costs.

We appreciate that George Lucas wants to build affordable housing and would appreciate it if the burden could be shared throughout Marin, not just concentrated in a mere pocket community so that wealthy Marin can be spared from taking their fair share of housing.

Clean up of the Paint Spill at Grady Ranch appears to be going Well

The clean up of the 1000 gallons of paint looks like it is going well. There is still trash on the site but otherwise looks good. 

360 photo: https://theta360.com/s/i8KmfmeVHQq8DwAtf...

Even the French Publication LE MONDE wants to call us NIMBYS thanks to the George Lucas PR Team.

George Lucas has hired his Hollywood PR machine to paint Marinwood/Lucas Valley as NIMBYS.

Recently,  I was contacted by a writer of the prestigious Le Monde about questions concerning Grady Ranch.  He totally mashed my points to portray us as wealthy NIMBYS and apparently was in league with the George Lucas PR hit team who wants to further its agenda in our working class district.


Here is how I responded to his request for clarification of my position on Grady Ranch:
=============

Hello Elvire,

Happy to answer questions to correct the record on Housing in Marinwood/Lucas Valley.   Everyone seems to be chasing the "George Lucas vs. the Wealthy Neighbors" story that his Hollywood PR team has put out.   There is much more to the story and the press has not kind.

We have written extensively about George Lucas on www.savemarinwood.org and youtube and posts to various blogs.

Here are some pertinent facts.

1.)  Grady Ranch is located 4 1/2 miles up a country road.  It has no water, sewer or other utilities.  It is isolated and lacks public transportation.  It will be run by a non profit and therefore contribute little if anything to community costs of the development.  The surrounding community will be on the hook for paying infrastructure, new schools, police and fire service.  

2.) Marinwood-Lucas Valley is a middle class neighborhood with moderate incomes. We have lots of retirees on fixed income.  Many would qualify for subsidized housing based on their income.  This is far from the picture painted in the press as "Millionaire Neighbors".  In fact this is one of the biggest lies being perpetuated by the press as most locals will tell you.  We are not southern Marin. Our neighborhood was one of the original working class neighborhood of Marin.  It still serves that purpose for families who have been priced out of San Francisco.  WE ARE THE ONES BEING FORCED TO PAY FOR SUBSIDIZED HOUSING while the housing advocates like Supervisor Steve Kinsey and Housing groups live like kings in San Geronimo Valley.  They are the real NIMBYS of Marin.

3.) George Lucas is reportedly willing to invest up to 300 million dollars for 224 apartments.  It is a very generous gift to all of the people of Marin.  Affordable Housing is needed but for that kind of money he could build THREE to FOUR times the amount of housing where the tenants would have access to shopping and essential services.  In fact he could BUY 450 HOMES in Marinwood at CURRENT MARKET PRICES and GIVE them to needy families. They would get a 3 bedroom, 2 bath home with a private backyard and no sensitive habitat will be destroyed. Why is George fixed on developing Grady Ranch.?

4.) Our community of 5.6 square miles is being burdened with 80% of all affordable housing not including Oakview Development and other locations currently seeking approvals.  We think that the distribution of housing should occur EVERYWHERE in Marin and not be concentrated in a politically weak community far from the elites in Marin.

5.) We support affordable housing (especially for seniors) like the Rotary Village Senior Center in Lucas Valley which is well located, fits within existing densities of the community, is environmentally safe and financially responsible.. 

Stephen Nestel

www.savemarinwood.org

=====================

Here is what he wrote  (translation provided by a George Lucas's PR Firm website. link to original article below:  

George Lucas's Plans to Build Workforce & Senior Housing

Le Monde
August 8, 2015
By Elvire Camus

George Lucas's Plans to Build Workforce & Senior Housing

(photo caption)

The current entrance to Grady Ranch. On a total area of 1037 acres, over 800 are open to the public for hiking. The development that George Lucas wants to build will be 50 acres.

Imagine: A vegetable garden, an orchard, a small farm, a swimming pool, lawns, a community center and some 224 units of senior and workforce housing, all nestled in the heart of one of California's most bucolic valleys. When George Lucas announced his intention to convert a small portion of land he owns in Marin County, north of

How George Lucas’ bid for a Presidio museum misfired

How George Lucas’ bid for a Presidio museum misfired

By John KingApril 29, 2015 Updated: April 29, 2015 8:16pm




Photo: Erik Castro, Special To The Chronicle


Filmmaker George Lucas tried for three years to build a museum for his collection of digital and populist art before the plan combusted.
IMAGE 1 OF 5

Filmmaker George Lucas tried for three years to build a museum for his collection of digital and populist art before the plan combusted.


When the Presidio Trust announced last year that it was rejecting George Lucas’ bid to build a museum at Crissy Field, its leaders didn’t reveal that three days earlier they had been prepared to grant the “Star Wars” creator the land he sought.


Three members of the trust’s board of directors had met with Lucas at his office on Jan. 31, 2014, and the talking points prepared for them by Executive Director Craig Middleton included an offer to Lucas of “exclusive negotiations” for the 8 acres facing the bay if he agreed to change the look of his desired museum, a mock-classical temple that at one point had four ceremonial domes.

That revelation is among the previously undisclosed details of the strained relationship between the trust and the billionaire filmmaker found in several thousand pages of documents released to Lucas supporters this week in response to a Freedom of Information Act request signed by such luminaries as football legend Joe Montana, Twitter founder Biz Stone and Ron Conway, a venture capitalist with close ties to Mayor Ed Lee. The Presidio Trust also provided the documents to The Chronicle.

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Instead, Lucas rejected the offer. He complained about how he had been treated by the trust during his three-year quest to build a home for his collection of digital and populist art. On Feb. 3, 2014, the trust formally ended the competition, and five months later, Lucas was bound for Chicago.


Lucas first approached the trust “early in 2010,” according to an in-house review toward the end of the Crissy Field competition done for Middleton by senior staffer Tia Lombardi.

The land he sought was covered by a parking lot and a former commissary. It sits across from the marsh at Crissy Field, one of San Francisco’s most popular open spaces, with drop-dead views of the Marin Headlands and the Golden Gate Bridge. It also had been identified as a potential museum site as far back as the 2002 master plan for the Presidio, a 1,491-acre enclave within the Golden Gate National Recreation Area.

The initial design presented by Lucas is not part of the public record. But Lombardi’s later report described it as “very similar to the one in his final proposal. Some board members expressed tremendous enthusiasm, some were more ambivalent and some were perplexed.”

Instead of giving Lucas a yes or no, the trust waited until November 2012 before announcing a “request for concept proposals” with a March 1, 2013, deadline. During that time, the trust completed its design guidelines for the site while telling the Lucas team “two things,” Lombardi wrote: “that the building was not suitable for the site and that the trust would undertake a public process before determining the site’s use.”

George Lucas PR Machine sells his HOUSING Plan on CNN

See the Propaganda HERE.

Is this actually news?  Seriously,  I wonder if it was a paid endorsement.  What is the news value of this piece?  Was any journalistic standard of fairness followed? Apparently, they want to put out the message that we are all millionaires in Marinwood-Lucas Valley instead of the reality that we are a middle class community with an average family income barely over the $88,000 threshold that the county determines as "low income".  WE WILL BE PAYING THE TAXES and infrastructure upgrades for Grady Ranch project NOT the politicians and the LIMOUSINE PROGRESSIVES that live miles away.  It is actually funny that a CELEBRITY BILLIONAIRE is complaining about millionaires.
Apparently, he does not consider them worthy neighbors.

George Lucas thinks Rich and Powerful People shouldn't get Special Favors

Here is an interesting interview given by George Lucas just before the LucasFilm Studios at Grady Ranch project was pulled due to problems with permitting process with state and federal regulators.  The Board of Supervisors did everything they could to intervene on his behalf, lobbying the State and Federal government. 

We learned last week that George Lucas received an administrative permit to remove 4000 cubic yards of soil at Big Rock Ranch.  There was NO notice to any of his adjoining neighbors that we know of.  Only a small notice was posted at the Nicasio Post Office.  There are no EIR reports, Soil studies, Road impact/Traffic studies.  Just a quick rubberstamp approval.

Gee Whiz.  I wonder is this qualifies as "Special Favors"?

From the permit: 

. This Design Review Amendment approval authorizes up to 4,000 cubic yards of soil to be

off-hauled to an off-site location. The excess soil is a result of grading activities related to a

previously approved Design Review application. The soil will be transported to either Loch

Lomand Marina, or the Nicasio Rock Quarry. A fleet of “super ten” trucks will be utilized for

transport of the soil. Each truck can carry approximately 10 cubic yards of soil each;

therefore approximately 400 truck trips will be necessary to complete the soil off-haul

operation. Per the application, the 40’ wide by 102” long, four-axle trucks will be either

tarped or filled one foot below the top of the truck bed to reduce dust. The trucks are rated at

66,500 lbs maximum gross vehicle weight when loaded. The truck trips shall be staggered to

avoid truck traffic congestion. The off-haul operation shall take place Monday through

Friday, from 7:30 AM until 4:30 PM.

2. The off-haul operation shall substantially conform to the Design Review Amendment

request, as described in the letter and site plan submitted by Al Cornwall, date stamped

February 13, 2015, and on file with the Marin County Community Development Agency,

except as modified by the conditions listed herein.

3. There shall be no exportation of soil to the Nicasio Quarry. The soil shall be off-hauled to

either Loch Lomand Marina, as proposed, or an alternate off-site location.

4. The applicant/owner hereby agrees to defend, indemnify, and hold harmless the County of

Marin and its agents, officers, attorneys, or employees from any claim, action, or

proceeding, against the County or its agents, officers, attorneys, or employees, to attack, set

aside, void, or annul an approval of this application, for which action is brought within the

applicable statute of limitations.

5. Any changes to the project shall be submitted to the Community Development Agency in

writing for review and approval before the contemplated modifications may be initiated.

Construction involving modifications that do not substantially comply with the approval, as

determined by the Community Development Agency staff, may be required to be halted until

proper authorization for the modifications are obtained by the applicant.

6

VESTING

Unless conditions of approval establish a different time limit or an extension to vest has been

granted, any permit or entitlement not vested within three years of the date of the approval,

March 5, 2018, shall expire and become void. The permit shall not be deemed vested until the

permit holder has actually obtained any required Building Permit or other construction permit

and has substantially completed improvements in accordance with the approved permits, or has

actually commenced the allowed use on the subject property, in compliance with the conditions

of approval. An extension to vest may be granted administratively by the Planning Division for a

maximum period of three years following the original expiration date.

RIGHT TO APPEAL

This decision is final unless appealed to the Planning Commission. A Petition for Appeal and a

$600.00 filing fee must be submitted in the Community Development Agency – Planning

Division, Room 308, Civic Center, San Rafael, no later than March 19, 2015.

cc: {Via email to County departments}

CDA – Planning Manager

DPW – Land Development

Nicasio Design Review Board

Dump Truck Convoys to Roll on Lucas Valley Road Soon.

From the County Website: 

A special permit approved March 5th for Mr. George Lucas

No EIRs, no Public Notice in Lucas Valley, just an over the counter permit. It is nice to have friends in high places:

PROJECT DESCRIPTION

The applicant is requesting approval of a Design Review Amendment to a previously approved

project located on Big Rock Ranch in Nicasio (Big Rock Ranch Remodel project: DR 15-0009;

Project ID number 2014-0249). Per the amendment request, the applicant is requesting

permission to allow up to 4,000 cubic yards of excavated soil associated with grading activities

related to the approved development project to be off-hauled to one or more off-site locations.

A fleet of “super ten” trucks will be utilized for transport of the soil. Per the application, each

truck can carry approximately 10 cubic yards of soil; therefore approximately 400 truck trips [800 one way trips] 

will be necessary to complete the off-haul operation. The 40’ wide by 102” long, four-axle trucks are

proposed to be either tarped or filled one foot below the top of the truck bed to reduce dust. The

trucks are rated at 66,500 lbs maximum gross vehicle weight when loaded.

The majority of the soil to be off-hauled is proposed to be transported to the Loch Lomand

Marina, with a smaller portion of the soil proposed to be transported to the Nicasio Rock Quarry. [Editor's note: All of it will be coming down Lucas Valley Road]

The truck trips will be staggered to avoid truck traffic congestion. The off-haul operation is

proposed to take place Monday through Friday, from 7:30 AM until 4:30 PM. The applicant is

not proposing any other revisions to the Design Review project, as previously approved.

Meet the New Neighbors: Homeless Shelters in Lucas Valley at Rotary Field

Editor's Note:  Last night, I received a note from a resident who lives in Lucas Valley Homeowner's Association, wishing me to confirm or deny a rumor that the recent construction on Jeanette Prandi Way will be for a new homeless shelter.  This follows the revelation earlier in the week that Marin County Supervisor,  who lives miles away from our district, thinks that homeless shelters in Lucas Valley is an idea worth considering.

Sure enough, there is a movement a foot to relocate the homeless services to the county areas by Mayor Phillips and homeless advocates.  One suggested that a city of garden sheds be erected in Rotary field that could serve as shelter and storage for the homeless.  He cited garden sheds from home depot would cost as little as $1000 and kitchen and bathroom facilities could be at central facility.

He is right.  This would cost much less for county than the $450,000 plus for each affordable housing unit now under construction.  It would eliminate Mayor Phillips political problem outside of the city limits.

Of course, few people know that hundreds of homeless people may be camping in Rotary Field.   Because Marinwood-Lucas Valley is largely politically unorganized we may well be the latest victim to Steve Kinsey and the Supervisor's social engineering.

And don't get me started about the secret approval of the Civic Center to bring 400 dump trucks down Lucas Valley Road in the next several months.  George Lucas is moving at least 4000 cubic yards from his property at Big Rock Ridge.  Of course, no one in the valley noticed this either unless you looked at a bulletin board posted in Nicasio.

Oh, the supervisors are having fun playing God.



From Marin IJ in November 2014

‹›

=====

PERMANENT SHELTER

The Organizing Committee wants to find a permanent home for the program so the shelter can operate 365 days a year. It is seeking pledges from all 11 of the county's municipalities to help foot the cost. The Organizing Committee has estimated a year-round program with a permanent home would cost $1.25 million per year. It is seeking contributions from municipalities to cover 20 percent of that cost.

The Organizing Committee hopes the county of Marin will account for 40 percent of the cost, the Marin Community Foundation and other private donations for another 20 percent, and local congregations for the final 20 percent, mostly through in kind contributions. So far, only the town of Fairfax has made a firm commitment of $16,392 per year.

One major hurdle, however, is to find an appropriate location for such a shelter. Currently, the bulk of the county's homeless services are based in San Rafael, and some business owners and residents are unhappy with the status quo.

In December, San Rafael Mayor Gary Phillips and Larry Meredith, director of the Marin County Department of Health and Human Services, pledged to work together to try to create a new, year-round emergency shelter for the homeless.

SHARED RESPONSIBILITY

But Phillips said he made it clear during an October meeting with Marin Community Foundation CEO Thomas Peters, Supervisor Steve Kinsey and Supervisor-elect Damon Connolly that the shelter must be a responsibility shared by the entire county.

"I'm willing to consider housing a third of the people in San Rafael, but I also want a third of the people housed in the county and also a third in another city in Marin County," Phillips said. "We're willing to do more than we have thus far, but I need to see some additional help from various other cities. Just writing a check is easy, finding a location is not quite so easy."

Parnell said, "Given the difficulties we've been experiencing finding an appropriate site for one, it is hard to imagine it would be easier to find three sites, and it ignores the exponential increase in cost for the staffing of three separate sites."

On Monday, the San Rafael City Council will receive a progress report on a "quality of life" initiative aimed at reducing homelessness that it launched in 2012. Listed among the initiative's key accomplishments are: guiding 16 people into treatment programs, finding permanent employment for 32 homeless individuals as street cleaners, removal of 212 homeless encampments and the issuance of more than 320 citations to the homeless. The program was estimated to cost $1 million.

"We're pretty much eliminating all of the homeless encampments," Phillips said. "We were having a fire virtually every other day caused by the encampments. For the last 60 days we've had no such fires."

RELOCATING SERVICES

Phillips has said in the past that consideration was being given to moving St. Vincent de Paul and Ritter Center, which provide services to the homeless, out of San Rafael's downtown area.

Cia Byrnes, Ritter Center's interim director, said her organization's lease at 16 Ritter St. expires in December 2015 and its lease at 12 Ritter St. ends May 2016. She said she has discussed with the Organizing Committee the possibility of moving Ritter House into a new permanent shelter, if a location can be found.

In the meantime, REST continues with business as usual on Saturday with the Lucas Valley Community Church playing host to homeless men.

"No matter how tired I am at the end of the week when I participate in serving these men I'm completely energized by the end of the night," said George Rothbart, a member of the congregation who has participated in REST since it started.

"It's very restorative to be able to serve the men," Rothbart said, "to affirm their dignity, to acknowledge who they are, to remind them they are precious in the sight of God."