TOC Compliance

We ensure that planning efforts align with MTC’s Transit Oriented Communities (TOC) Policy and are effectively communicated to the public through engaging, multilingual methods. Additionally, we provide grant-writing support to the jurisdiction.

M-Group supported San Jose with ensuring that the Five Wounds Station Area Plan complied with MTC’s Transit Oriented Communities (TOC) Policy. Our team refined plan policies and conducted multi-lingual outreach to ensure that anti-displacement measures met TOC requirements and were understood by the community. This work included successfully pursuing grant funding to implement planning efforts.

Separately, M-Group collaborated with MTC to provide public materials focused on housing density in the Bay Area’s diverse neighborhoods. These materials – including a slide deck, interactive games, and more – are used for jurisdictions to describe the social, environmental, and economic benefits of the TOC policy in a public-facing manner.

HOUSING & ENVIRONMENTAL JUSTICE

M-Group supports housing development in an equitable manner while building an engagement framework to remedy long-standing environmental justice issues.

M-Group worked with Menlo Park on its housing element and environmental justice element. The team put forth a housing plan that leveraged City-owned properties and mitigated long-felt displacement issues in underserved neighborhoods, working hand-in-hand with a new environmental justice element that remedies community distrust and incentivizes infrastructure development. The project includes an Action Guide, describing forthcoming City commitments in order to increase accountability and future engagement around investments in underserved communities.

dEVELOPMENT REVIEW

M-Group manages discretionary and ministerial reviews of single-family, multi-family, and mixed-use development. Our planners conduct detailed reviews for complex and, at times, controversial projects, balancing the goals of the community and applicants.

M-Group managed the development review for the City of Los Altos’ first density bonus project. The downtown mixed-use development with 15 rental units was guided through the development and design review process that took several public meetings and substantial public outreach before eventual Council approval.

sHORT-TERM RENTAL MANAGEMENT

M-Group develops short-term rental license programs, including educational materials, applications, and progress reports to balance economic incentives with housing needs.

M-Group is collaborating with County of Marin planning staff to develop the County's newly adopted Short Term Rental (STR) license program. This includes coordinating with County staff from various divisions to prepare educational materials and application forms, crafting FAQs and responses, and supporting STR operators in preparing for the roll out of the new STR regulations. When the license program is unveiled, M-Group will manage a STR license waiting list, track approved STR licenses, and provide monthly progress reports.

hOUSING RESEARCH

In addition to the services mentioned above, M-Group shares its innovative research on housing issues through the M-Lab blog. The latest article explores various funding mechanisms utilized by colleges to develop on-campus housing for faculty and staff.

M-Group also conducts customized research tailored to client needs. For example, a recent project for an East Bay jurisdiction involved analyzing grant opportunities and evaluating their applicability to ongoing and future housing initiatives.