San Anselmo City Council
January 10, 2023

Town Council
525 San Anselmo Avenue
San Anselmo, CA 94960
Agenda
Meetings held In-Person and via Zoom:
https://us02web.zoom.us/j/8467385757
8 Tuesday, January 10, 2023 19:00
https://us02web.zoom.us/j/84673857578
Or Telephone: +1 669 900 6833 | Webinar ID: 846 7385 7578 How to Submit Comments Before the Meeting: Members of the public are encouraged to submit email correspondence to [email protected] before the meeting begins.

How to Participate During the Meeting: Members of the public will have the option to speak during the meeting through the Zoom application by using their phone or an electronic device.

For PC, Mac, or smart phone, Use “Raise hand” function when public comment for an item is requested. It is a button that is located at the top or bottom of your screen, based on your computer For landline phones, raise hand to be recognized with *9 Call to Order. Optional Pledge of Allegiance: The Mayor or a designated Council member will recite the Pledge of Allegiance for members of the Council and the public who wish to join in the recitation.

Open time for public expression.

The public is welcome to address the Council at this time on matters not on the agenda that are within the jurisdiction of the Council. Please be advised that pursuant to Government Code Section 54954.2, Council is not permitted to discuss or take action on any matter not on the agenda unless it determines that an emergency exists, or that there is a need to take immediate action which arose following posting of the agenda. Comments may be no longer than three minutes and should be respectful to the community.

1 Town Council Agenda January 10, 2023
Council requests for future agenda items.

Council committee liaison reports, questions and comments to staff; staff miscellaneous items.

Special Presentation.

SPL PT Oath of Office for Newly Elected- Councilmember, Tarrell Kullaway and Town Clerk, Cecily T. Wilson
22-484
Attachments: Staff Report
Consent Agenda:

The opportunity for public comment on consent agenda items will occur prior to Council discussion of the consent agenda. The Council may approve the entire consent agenda with one action. In the alternative, items on the consent agenda may be removed by any Council or staff member, for separate discussion and vote.

1.1. Approval of the Draft Minutes of the Town Council Meeting of December 13, 2022.
22-481
Staff Report
Attachment 1- December 13, 2022 Draft Minutes
Attachments:

1.2. Consider Adoption of Resolution to Allow for Virtual Town Council and Committee Meetings in Compliance with AB 361.
22-482
Staff Report
Attachment 1- Resolution
Attachments:

1.3. Report of Warrants Issued, December 2022 22-491
Staff Report
Attachment 1 - Check Report - December 2022
Attachments:

Council Items:

2 Town Council Agenda January 10, 2023

2. Approve Resolution of the Town Council Authorizing the Appropriation of Funds for the Purchase of iPads for the Installation and use of the Granicus- iLegislate Digital Agenda Application The consideration of the adoption of the Resolution does not constitute a “Project” and is statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines section §15378.
22-485
Staff Report
Attachment 1- iLegislate Product Information Sheet
Attachment 2- Draft Resolution
Attachments:

3. Review the Public Draft 6th Cycle Housing Element and Approve by Motion the Submittal of the Draft to the California Department of Housing and Community Development
22-492
Staff Report
Attachment 1-Public Draft Housing Element
Attachment 2- Government Code Section 65583
Attachment 3- Housing Element Site Inventory Guidebook
Attachment 4- Affirmatively Furthering Fair Housing
Attachment 5- Requested Residential Denisty Analysis
Attachment 6- Public Outreach Post Card
Public Comment- Campaign for Fair Housing Elements
Public Comment- Online Anonymous
Public Comment- Shabanhangi
PPT Presentation
Attachments:

Adjourn
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact Town Staff at email [email protected]. Notification at least 48 hours prior to the meeting will enable the Town to make reasonable accommodation to help insure accessibility to this meeting.

3 Town Council Agenda January 10, 2023
Any writings or documents provided to a majority of the Town Council regarding any item on this agenda after the distribution of the original packet will be made available for public inspection at the public counter at Town Hall located at 525 San Anselmo Avenue.

Notice is hereby given that Council may discuss and/or take action on any or all of the items listed on this agenda. If any of these matters above are challenged in court, you may be limited to raising only those issues you or someone else raised at any public hearing described on this agenda, or in written correspondence delivered at, or prior to, this Council meeting. Judicial review of an administrative decision of the Town Council must be filed with the Court not later than the 90th day following the date of the Council’s decision (Code of Civil Procedure Section 1094.6) Any item not under discussion before 10:00 p.m. may be continued to the next regular meeting. Next regular meeting is Tuesday, January 24, 2023.

I certify that this agenda was posted on the Public Notice Bulletin Board on or before Friday, January 6, 2023.
____________________________
Serge Avila, Town Clerk

4 Town of San Anselmo
Staff Report
525 San Anselmo
Avenue
San Anselmo, CA
94960
Town of San Anselmo Item SPL PT Page 1 of 1 Printed on 1/4/2023 TO: TOWN COUNCIL January 10, 2023 Item #: SPL PT
SUBJECT:

Oath of Office for Newly Elected- Councilmember, Tarrell Kullaway and Town Clerk, Cecily T. Wilson
5 Town of San Anselmo
Staff Report
525 San Anselmo
Avenue
San Anselmo, CA
94960
Town of San Anselmo Item 1.1. Page 1 of 1 Printed on 1/3/2023 TO: TOWN COUNCIL January 10, 2023 Item #: 1.1.

Approval of the Draft Minutes of the Town Council Meeting of December 13, 2022. 6 1 San Anselmo Council Minutes
2 Regular Meeting
3 Town Council Chambers and Via teleconference
4 Tuesday, December 13, 2022
5 6 Mayor Fineman called the Regular meeting to order at 7:00 p.m. 7 Call to Order: Optional Pledge of Allegiance
8 COUNCILMEMBERS PRESENT: Alexis Fineman, Mayor
9 Steve Burdo, Vice-Mayor
10 Eileen Burke
11 Brian Colbert
12 Ford Greene
13 14 STAFF MEMBERS PRESENT: Dave Donery, Town Manager
15 Megan Acevedo, Town Attorney
16 Serge Avila, Town Clerk
17 Heidi Scoble, Planning Director
18 Sean Condry, Public Works Director
19 Erica Freeman, Building Official
20 Mike Norton, CMPA Chief
21 Open Time for Public Expression
22 23 Ms. Gail Page discussed the purchase of Building Bridge 2 by the County, a Budget for Public 24 Consumption request, and flood projects. She asked for transparency and accountability. 25 26 Jack stated marsh preservation is an important part of flood mitigation. 27 28 Ms. Ann Politzer thanked Councilmember Greene for his service. She asked for a report from 29 the ad hoc committee that is talking to the County about the fate of Building Bridge 2. 30 7
1 Council requests for future agenda items; Committee liaison reports; questions and comments 2 to staff; miscellaneous items
3 4 Councilmember Burke reported the Archie Williams Girls’ Volleyball team is headed to the 5 Division III State Championships (Go Falcons!); she did not attend any meetings this month; the 6 Hillsdale Pocket Park is moving forward; progress is being made on the Memorial Park Project 7 and the fields will be ready for the opening of Baseball Season (Play Ball!); she attended the 8 Holiday Tree Lighting Event.
9 10 Vice Mayor Burdo reported he attended his first LAFCO meeting; the Holiday Tree Lighting 11 Event; the work going on at Memorial Park looks fantastic; the work at the Hillsdale Pocket Park 12 also looks great.
13 14 Councilmember Ford reported on the increase in traffic congestion on Sir Francis Drake 15 Boulevard and he suggested motorist turn off his or her engines when at a standstill. 16 17 Councilmember Colbert reported he gave a lecture at Hass Business School; there is an 18 opportunity to drop off toys for those less fortunate; gave an update on the recent Ad Hoc 19 Committee for Creek Park meeting- the hope is to open the park in the summer of 2023. 20 21
22 Mayor Fineman reported the Holiday Tree Lighting was wonderful and it is great to see in23 person gatherings; the Ross Valley Fire Department will be hosting a workshop soon on the 24 future of the department; the Housing Element subcommittee will meet this Thursday. 25 26 Town Manager Donery reported he submitted the Council’s questions to Flood Zone 9. 27 28 Special Presentation
29 30 1. Open Space Committee- Bald Hill Property Acquisition 31 32 Open Space Committee member Jonathon Braun discussed the acquisition of Bald Hill 33 property.
34 35 Mayor Fineman opened the meeting to public comments. 36 37 Mr. Ralph Myham, Mr. Paul Chignell, and Mr. Stanley Radke thanked Mr. Braun and the Open 38 Space Committee and supported the expenditure.
39 40 Mayor Fineman closed the meeting to public comments. 41 42 The Council thanked the Open Space Committee for its tireless work. 43 44 2. Consent Agenda
45 46 2.1 Approve the Draft Minutes of the Town Council Meeting- November 15, 2022 47 48 2.2 Consider Adoption of Resolution No. 4463 to Allow for Virtual Town Council and 49 Committee Meetings in Compliance with AB 361
50 51 2.3 Reports of Warrants Issued, November 2022
8 1
2 2.4 Adopt Ordinance No. 1172 to Repeal and Replace Title 10 “Planning and Zoning” 3 Chapter 6 Accessory Dwellings
4 5 2.5 Adopt Ordinance No. 1173 prohibiting the use of gasoline-powered landscape equipment 6 7 2.6 Progress Report on Work Plan Priorities
8 9 2.7 Resolution No. 4464 Authorizing Town Manager to execute Agreements with the California 10 Department of Tax and Fee Administration for Collection of the Town’s Transactions and 11 Use Tax
12 13 2.8 Resolution No. 4465 Authorizing the Examination of Transactions (Sales) and Use Tax 14 Records
15 16 2.9 Approve Announcing and publicizing impending expiration of terms for Board and 17 Commission seats
18 19 Mayor Fineman opened the meeting to public comments. 20 21 There were no comments.
22 23 Mayor Fineman closed the meeting to public comments. 24 25 M/s, Burdo/Burke, Motion to approve the Consent Calendar as submitted. 26 27 AYES: Burdo, Burke, Colbert, Greene, Mayor Fineman 28 NOES: None
29 30 Council Items
31 32 3. Recognize Wayne Cooper for his many years of volunteer service to the Police Department 33 34 Central Marin Police Authority Chief Norton recognized and thanked Mr. Cooper for his service 35 to the Police Department.
36 37 Mr. Cooper stated it was an honor to have volunteered for the Police Department. 38 39 Mayor Fineman opened the meeting to public comments. 40 41 There were no comments.
42 43 Mayor Fineman closed the meeting to public comments. 44 45 The Council thanked Mr. Cooper for his years of service. 46 47 4. Recognize the service of outgoing Councilmember Ford Greene 48 Town Manager Donery presented a staff report.
49 50 Mayor Fineman opened the meeting to public comments. 51 9
1 Mr. Larry Bragman stated he and Councilmember Greene have something in common- pursuing 2 justice against powerful institutions. Councilmember Greene has demonstrated daring and skill 3 in his many years of public service.
4 5 Mr. Jeff Kroot, former San Anselmo Councilmember, stated Councilmember Greene has 6 accomplished a lot including saving Memorial Park from becoming a detention basin. People 7 always knew where he stood. He is a fabric of the community. 8 9 Mr. Frank Egger, former Mayor of Fairfax, thanked Councilmember Greene for years of 10 unwavering service to San Anselmo and the upper Ross Valley. 11 12 Mayor Fineman closed the meeting to public comments. 13 14 The Council individually thanked Councilmember Greene for fifteen years of service on the 15 Council.
16 17 Town Manager Donery presented Councilmember Greene with several gifts. 18 Councilmember Greene discussed his years of service and stated it was an honor to have 19 served the residents of San Anselmo.
20 21 Councilmember Greene left the meeting.
22 23 At 8:45 PM Council took a ten-minute recess.
24 25 Council reconvened at 8:55 PM
26 27 5. Oath of Office for Newly Elected- Town Clerk, Cecily T. Wilson and Town Treasurer John 28 Mahl.
29 30 Mayor Fineman stated the Oath of Office will be administered to Town Clerk Cecily Wilson at 31 the next meeting.
32 33 Town Clerk Avila administered the Oath of Office to Town Treasurer John Mahl. 34 35 Mayor Fineman opened the meeting to public comments. 36 37 There were no comments.
38 39 Mayor Fineman closed the meeting to public comments. 40 41 6. Recognize the service of Outgoing Mayor Alexis Fineman 42 43 Vice Mayor Burdo stated it was a pleasure to have served as Mayor Fineman’s Vice Mayor. 44 45 Mayor Fineman opened the meeting to public comments. 46 47 Mr. Willie Burke thanked Mayor Fineman for all the work she has put in- he has witnessed it 48 first-hand.
49 50 Ms. Renee Goddard stated Mayor Fineman has been a guiding light for her. 51 10
1 Mayor Fineman closed the meeting to public comments.
2 3 The Council individually thanked Mayor Fineman for servicing as Mayor during difficult times. 4 5 Mayor Fineman reflected on some of the past year’s accomplishments. 6 7 7. Reorganization of Town Council: Elect Mayor and Vice Mayor to one-year terms 8 9 Mayor Fineman noted Vice Mayor Burdo is in line to become Mayor. 10 11 M/s, Fineman/Colbert, Motion to elect Vice Mayor Burdo as Mayor. 12 AYES: Burdo, Burke, Colbert, Mayor Fineman
13 NOES: None
14 15 M/s, Burdo/Fineman, Motion to elect Councilmember Burke as Vice Mayor. 16 AYES: Burke, Colbert, Fineman, Mayor Burdo
17 NOES: None
18 19 8. Consider appointment of a Councilmember as an alternate representative to the Ross Valley 20 Fire Board
21 22 Mayor Burdo took the Mayor’s seat at the dais.
23 24 Mayor Burdo stated staff is of the opinion that this matter could be continued. 25 26 9. Consider appointment of a Councilmember as an alternate representative to the MCE Board 27 of Directors
28 29 Mayor Burdo stated staff is of the opinion that this matter could be continued. 30 31 M/s, Burke/Colbert, Motion to adjourn the meeting at 9:18 p.m. 32 AYES: Burke, Colbert, Fineman, Mayor Burdo
33 NOES: None
34 35 Respectfully submitted,
36 Toni DeFrancis,
37 Recording Secretary
38 11
Town of San Anselmo
Staff Report
525 San Anselmo
Avenue
San Anselmo, CA
94960
Town of San Anselmo Item 1.2. Page 1 of 3 Printed on 1/5/2023 TO: TOWN COUNCIL January 10, 2023 Item #: 1.2.

FROM:

Serge Avila, Town Clerk
Megan H. Acevedo, Town Attorney
SUBJECT:
..titl e
Consider Adoption of Resolution to Allow for Virtual Town Council and Committee Meetings in Compliance with AB 361.
..end

RECOMMENDATION
..recommendation
That the Town Council adopt the attached resolution making findings pursuant to AB 361 to support continued use of teleconferencing/videoconferencing to hold public meetings of the Town Council and Town legislative bodies during the continuing state of emergency proclaimed by Governor Newsom on March 4, 2020. (Attachment 1).
..body

BACKGROUND
On March 4, 2020, Governor Newsom declared a state of emergency pursuant to Government Code section 8625 due to COVID-19. Recognizing the need to promote social distancing while allowing local legislative bodies to continue operating during the emergency, Governor Newsom signed Executive Orders N-25-20, N-29-20, and N-08-21, which suspended provisions of the Brown Act. Those Orders permitted legislative bodies to hold virtual meetings; however, the relevant provisions expired on September 30, 2021.

On September 16, 2021, Governor Newsom signed AB 361, which extends the authority of public agencies to conduct meetings by teleconference, including video conference, during State-declared emergencies. Specifically, the bill provides that a legislative body may hold virtual meetings where there is a proclaimed state of emergency and state or local officials have imposed or recommended measures to promote social distancing. (Cal. Gov. Code § 54953(e)(1)(A)).

On September 22, 2021, the Marin County Director of Health & Human Services, Benita McLarin, sent a letter to the Marin County Board of Supervisors recommending continued social distancing for local government meetings.

Local government meetings are indoor meetings that are sometimes crowded, involve many different and unfamiliar households, and can last many hours. Given those circumstances, I recommend a continued emphasis on social distancing measures as 12 TO: TOWN COUNCIL January 10, 2023 Item #: 1.2.

Town of San Anselmo Item 1.2. Page 2 of 3 Printed on 1/5/2023 much as possible to make public meetings as safe as possible. These measures can include using video/teleconferencing when it meets community needs and spacing at inperson meetings so that individuals from different households are not sitting next to each other.

Ms. McLarin has confirmed that these recommendations remain in place, including in her letter to the Board on December 6, 2022.

On November 26, 2021, the World Health Organization (WHO) classified a new variant, B.1.1.529, as a Variant of Concern and named it Omicron and on November 30, 2021, the United States also classified it as a Variant of Concern. On December 1, 2021, the California and San Francisco Departments of Public Health confirmed that a recent case of COVID-19 in California was caused by the Omicron variant. Omicron is more contagious than previous variants and spread rapidly. On January 10, 2022, the U.S. reported 1,400,000 positive COVID cases in a single day. On February 22, 2022, the World Health Organization identified a second Omicron variant as a variant of concern and case rates have risen as a result of its spread.

On October 12, 2021, November 9, 2021, December 14, 2021, January 11, 2022, February 8, 2022, March 8, 2022, and April 12, 2022, May 10, 2022, June 14, 2022, July 26, 2022, August 23, 2022, September 13, 2022, September 27, 2022, October 11, 2022, October 25, 2022, November 15, 2022, and December 13, 2022, the Town Council adopted resolutions with the requisite findings that the state of emergency is in effect, that measures to promote social distancing are still being recommended by local officials, and that the state of emergency directly impacts the ability of the public and the members of the Town Council and legislative bodies to meet safely indoors in person.

On September 27, 2022, Council discussed format options for public meetings. On October 11, 2022, the Council decided to continue to utilize a hybrid meeting format for Town Council and committee meetings and to allow the public to join those meetings in-person and/or virtually.

This option allows for in-person public participation with capacity limits. The Council requested that staff arrange the seating for the public so that there is space between the seats that allows no more that 50% of the legal occupancy of the room at one time. It was noted that the lobby and adjacent outdoor space under the arbor have speakers and the meeting can be viewed through windows. The Council also requested that the microphone to be used for in-person public input be placed in the center aisle towards the back of the room and that any queue that is formed be in the lobby. The Council directed that Town Council members be seated with one seat space between them and for staff to place HEPA-filtered air purifiers in the Council Chambers to be operated during meetings.

Finally, the Council directed the new meeting format policy be instituted for all Town commissions and committees beginning in November of 2022. For meeting taking place in the Historical Museum, it is recommended that only 50% of the seating for public participation be available.
13 TO: TOWN COUNCIL January 10, 2023 Item #: 1.2.

Town of San Anselmo Item 1.2. Page 3 of 3 Printed on 1/5/2023

FISCAL IMPACT
There would be no direct fiscal impact to the Town to approve this item.

CEQA AND CLIMATE ACTION PLAN CONSISTENCY
Adopting a resolution to establish the format for public meetings during a state of emergency is not a “project” under the California Environmental Quality Act (CEQA), because it does not involve an activity that has the potential to cause a direct or reasonably foreseeable indirect physical change in the environment. (Cal. Pub. Res. Code § 21065).

CONCLUSION
Staff respectfully requests that the Council adopt the attached resolution to allow for continued use of video/teleconferencing in a hybrid meeting format.

Attachment 1- Resolution
14 ITEM 1.2- ATTACHMENT 1
ITEM 1.2- ATTACHMENT 1
RESOLUTION NO. _____

RESOLUTION REGARDING TELECONFERENCE AND
VIDEOCONFERENCE MEETINGS DURING THE COVID-19 STATEOF

EMERGENCY
WHEREAS, on March 4, 2020, Governor Newsom proclaimed pursuant to his authority under the California Emergency Services Act, California Government Code Section 8625, that a state of emergency exists due to a novel coronavirus (COVID- 19); and WHEREAS, on June 4, 2021, in lifting many restrictions that the State previously imposed due to COVID-19, the Governor indicated that those changes did not end the ongoing, proclaimed state of emergency; and
WHEREAS, as of the date of this Resolution, neither the Governor nor the Legislature have exercised their respective powers pursuant to California Government Code section 8629 to lift the state of emergency either by proclamation or by concurrent resolution in the state Legislature; and
WHEREAS, the continued local rates of transmission of the virus and variants causing COVID-19 are such that on September 22, 2021, the Marin County Director of Health & Human Services recommended that local government entities continue to emphasize social distancing in order to minimize the potential spread of COVID-19 during indoor, public meetings; and
WHEREAS, the County Director of Health & Human Services’ has confirmed her recommendation related to public meetings, including in a letter to the Board of Directors on December 6, 2022; and
WHEREAS, on November 26, 2021, the World Health Organization (WHO) classified a new variant, B.1.1.529, as a Variant of Concern and named it Omicron and on December 1, 2021, the California and San Francisco Departments of Public Health confirmed that the first case of COVID-19 in California caused by the Omicron variant; and WHEREAS, on February 22, 2022, the WHO labeled a second version of Omicron to be a new variant of concern and additional contagious Omicron variants continue to be identified; and
WHEREAS, in light of the County’s recommendation and the current COVID-19 variants of concern, the Town Council desires to continue to have the flexibility, for itself and for all other Town legislative bodies, to meet by teleconference and/or videoconference, and where a hybrid format is used, to allow no more than 50% of the legal occupancy of the room; and
WHEREAS, adopting a resolution to establish the format for public meetings during a state of emergency is not a “project” under the California Environmental Quality Act (CEQA), 15 ITEM 1.2- ATTACHMENT 1
ITEM 1.2- ATTACHMENT 1
because it does not involve an activity that has the potential to cause a direct or reasonably foreseeable indirect physical change in the environment. (Cal. Pub. Res. Code § 21065).

NOW, THEREFORE, BE IT RESOLVED THAT:

1. The above recitals are hereby incorporated as if fully set forth herein.

2. There is an ongoing proclaimed state of emergency relating to the novel coronavirus causing the disease known as COVID-19.

3. The state of emergency continues to directly impact the ability of Town Council and standing committees and commissions to meet safely in person.

4. Local health officials, including the County Director of Health & Human Services, continue to recommend social distancing during public meetings, including the use of tele/video conferencing.

PASSED AND ADOPTED at the regular meeting of the Town Council of the Town of San Anselmo held on the 10th day of January, 2023, by the following vote:

AYES: Councilmember:

NOES: Councilmember:

ABSENT: Councilmember:

Steve Burdo, Mayor
Attest:

Serge Avila, Town Clerk
16 Town of San Anselmo
Staff Report
525 San Anselmo
Avenue
San Anselmo, CA
94960
Town of San Anselmo Item 1.3. Page 1 of 1 Printed on 1/4/2023 TO: TOWN COUNCIL January 10, 2023 Item #: 1.3.

FROM:

Jeff Zuba, Finance & Administrative Services Director
SUBJECT:
..titl e
Report of Warrants Issued, December 2022 ..end

RECOMMENDATION
..recommendation
That Council acknowledge and file warrant numbers 95184 to 95326 issued during the month of December 2022 and bank draft numbers DFT04001, DFT04020, and DFT04021 in a total amount of $1,399,769.33.
..body

BACKGROUND
This report is an itemization of payments made to vendors during the month just ended. It also includes wires to Bank of America for December 2022 payrolls, including payments for retirement and health benefits. The Bank of America account is used for payroll related items.

The following warrants were voided or cancelled: 95215, 95220, and 95238-95241.

Attachment I – Check Report_December 2022
17 1/4/2023 11:10:02 AM Page 1 of 23
Town of San Anselmo By Check Number
Date Range: 12/01/2022 - 12/31/2022
Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number Bank Code: AP-AP - OPERATING POOL
02922 Alpha Trenchless 12/01/2022 95184 Regular 0.00 1,500.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount R13946 Invoice 12/01/2022 11.22.2022 - 150 KNOLL RD - ROAD BOND 0.00 1,500.00

01.00.20314 ROAD BOND 11.22.2022 - 150 KNOLL RD - RO 1,500.00 00001 AT&T Calnet 12/01/2022 95185 Regular 0.00 450.68
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 000019100071 Invoice 12/01/2022 634 - TRAFFIC LIGHT MODEM - 10.20.22 - 0.00 450.68

41.41.61701 UTILITIES-ELECTRICITY 634 - TRAFFIC LIGHT MODEM - 450.68 00007 Bay Cities Joint Power Insurance Authority 12/01/2022 95186 Regular 0.00 422.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount BCJPIA-2023-011 Invoice 12/01/2022 11.21.2022 - WOKERS COMPENSATION - 0.00 422.00

40.21.61907 WORKERS COMPENSATIO 11.21.2022 - WOKERS COMPEN 422.00 02524 Code Source 12/01/2022 95187 Regular 0.00 350.00
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 11245 Invoice 12/01/2022 11.22.2022 - SENIOR PLAN EXAMINER - # 350.00 0.00

01.41.61157 PLAN CHECKING 350.00 11.22.2022 - SENIOR PLAN EXA 00072 Comcast 12/01/2022 95188 Regular 0.00 409.20
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 583-11162022 Invoice 12/01/2022 583 - CORPYARD INTERNET - 11.21.22 - 12 250.60 0.00

41.41.61701 UTILITIES-ELECTRICITY 250.60 583 - CORPYARD INTERNET - 11. 758-11192022 Invoice 12/01/2022 758 - TH INTERNET - 11.24.22 - 12.23.22 158.60 0.00

41.41.61701 UTILITIES-ELECTRICITY 158.60 758 - TH INTERNET - 11.24.22 - 00462 County of Marin - Marin.Org 12/01/2022 95189 Regular 0.00 8,626.11 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 1679 Invoice 12/01/2022 4.2022-6.2022 - MIDAS Network Access 8,626.11 0.00

42.21.63003 COMPUTER HARDWARE/ 8,626.11 4.2022-6.2022 - MIDAS Network 00533 Davis Sign Company 12/01/2022 95190 Regular 0.00 426.08 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 35891 Invoice 12/01/2022 11.28.2022 - CLOSED BANNERS - MEMORI 426.08 0.00

70.81.62997 MEMORIAL PARK MASTE 426.08 11.28.2022 - CLOSED BANNERS - 00712 Donna Simonsen 12/01/2022 95191 Regular 0.00 164.25 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008819 Invoice 12/01/2022 11.28.2022 - LEISURE WALKS IN MARIN - 0.00 164.25

21.62.61170 ADULT ART & CULTURE SE 11.28.2022 - LEISURE WALKS IN 164.25 03352 Granite Construction Company 12/01/2022 95192 Regular 0.00 2,679.60 ITEM 1.3 - ATTACHMENT 1
Check Report
ITEM 1.3 - ATTACHMENT 1
18 Check Report Date Range: 12/01/2022 - 12/31/2022
1/4/2023 11:10:02 AM Page 2 of 23
Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 2344511 Invoice 12/01/2022 10.10.2022 EZ STREET BAG 13090 2,679.60 0.00

01.42.62908 SUPPLIES-STREET MAINT 2,679.60 10.10.2022 EZ STREET BAG 1309 02606 Halleh Besharati 12/01/2022 95193 Regular 0.00 5,965.40 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008820 Invoice 12/01/2022 11.28.2022 - COOKING CAMP - CLAY & PL 5,965.40 0.00

21.62.61175 KIDS CULTURE SERVICES 330.40 11.28.2022 - COOKING CAMP -

21.63.61186 SPECIALTY CAMPS SERVIC 11.28.2022 - COOKING CAMP - 5,635.00 02586 HdL Software LLC 12/01/2022 95194 Regular 0.00 405.53 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount SIN023089 Invoice 12/01/2022 10.31.2022 - NEW ACCOUNTS PROCESSED 0.00 405.53

01.12.61150 OUTSIDE SERVICES-OTHE 10.31.2022 - NEW ACCOUNTS P 405.53 03329 JV Lucas Paving, Inc 12/01/2022 95195 Regular 0.00 60,964.17 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008862 Invoice 12/01/2022 11.30.2022 - 2022 STREET RESURFACING - 0.00 60,964.17

12.41.63107 CAPITAL OUTLAY - PAVIN 11.30.2022 - 2022 STREET RESU 60,964.17 00148 Maggiora & Ghilotti Inc. 12/01/2022 95196 Regular 0.00 25,533.97 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount RETENTION Invoice 12/01/2022 09.30.2022 - 2021 PAVEMENT REHAB PRJ 25,533.97 0.00

19.41.63107 CAPITAL OUTLAY - PAVIN 25,533.97 09.30.2022 - 2021 PAVEMENT R 00150 Marin Color Service Inc. 12/01/2022 95197 Regular 0.00 38.65 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount S0555153-B Invoice 12/01/2022 11.04.2022 - RUSTY METAL PRIMER - COR 38.65 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 38.65 11.04.2022 - REPLACEMENT CK 00029 Marin IT 12/01/2022 95198 Regular 0.00 11,741.66
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 2022-119250 Invoice 12/01/2022 11.23.2022 - AGREMENT MANAGED OFFI 963.00 0.00

42.21.63003 COMPUTER HARDWARE/ 963.00 11.23.2022 - AGREMENT MANA 2022-119251 Invoice 12/01/2022 11.23.2022 - AGREEMENT ONSITE SUPPO 5,720.00 0.00

42.21.63003 COMPUTER HARDWARE/ 5,720.00 11.23.2022 - AGREEMENT ONSI 2022-119253 Invoice 12/01/2022 11.23.2022 - AGREEMENT IT MANAGEME 5,026.67 0.00

42.21.63003 COMPUTER HARDWARE/ 5,026.67 11.23.2022 - AGREEMENT IT M 2022-24375 Invoice 12/01/2022 11.18.2022 - STARTECH DISPLAY PORT - LI 31.99 0.00

42.21.63003 COMPUTER HARDWARE/ 31.99 11.18.2022 - STARTECH DISPLAY 00142 Marin Municipal Water District 12/01/2022 95199 Regular 0.00 259.89 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 622-11142022 Invoice 12/01/2022 622 - IMAGINATION PARK - 09.13.22 - 11. 86.63 0.00

14.81.61150 OUTSIDE SERVICES-OTHE 86.63 622 - IMAGINATION PARK - 09.1 623-11142022 Invoice 12/01/2022 623 - IMAGINATION PARK - 09.13.22 - 11. 86.63 0.00

14.81.61150 OUTSIDE SERVICES-OTHE 86.63 623 - IMAGINATION PARK - 09.1 624-11142022 Invoice 12/01/2022 624 - IMAGINATION PARK - 09.13.22 - 11. 86.63 0.00

14.81.61150 OUTSIDE SERVICES-OTHE 86.63 624 - IMAGINATION PARK - 09.1 02584 Michael Clagett 12/01/2022 95200 Regular 0.00 3,971.83 ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
19 Check Report Date Range: 12/01/2022 - 12/31/2022
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Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008821 Invoice 12/01/2022 11.28.2022 - REIMBURSEMENT - SUPPLIE 199.08 0.00

21.63.62990 SPECIALTY CAMP SUPPLIE 21.35 11.28.2022 - REIMBURSEMENT -

21.63.62990 SPECIALTY CAMP SUPPLIE 11.28.2022 - REIMBURSEMENT - 72.38

21.63.62990 SPECIALTY CAMP SUPPLIE 11.28.2022 - REIMBURSEMENT - 105.35 INV0008822 Invoice 12/01/2022 11.28.2022 - THANKSGIVING BREAK CAM 3,772.75 0.00

21.63.61186 SPECIALTY CAMPS SERVIC 3,772.75 11.28.2022 - THANKSGIVING BR 03353 Morf Builders 12/01/2022 95201 Regular 0.00 1,500.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount R5506 Invoice 12/01/2022 11.30.2022 - 124 MEADOWCROFT DR - R 500.00 0.00

01.00.20314 ROAD BOND 500.00 11.30.2022 - 124 MEADOWCRO R686 Invoice 12/01/2022 11.30.2022 - 124 MEADOWCROFT DR - R 1,000.00 0.00

01.00.20314 ROAD BOND 1,000.00 11.30.2022 - 124 MEADOWCRO 03211 ODP Business Solutions LLC 12/01/2022 95202 Regular 0.00 600.59 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 277537606001 Invoice 12/01/2022 11.21.2022 - COVID-19 TEST - ADMIN - QT 195.53 0.00

01.12.62000 OFFICE SUPPLIES 195.53 11.21.2022 - COVID-19 TEST - A 278653837001 Invoice 12/01/2022 11.23.2022 - STAND UP DESK - SUPPLIES - 0.00 405.06

01.81.62000 OFFICE SUPPLIES 11.23.2022 - STAND UP DESK - S 405.06 03350 Richard Dowd 12/01/2022 95203 Regular 0.00 1,205.74 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount R13684 Invoice 12/01/2022 11.22.2022 - 187 OAK SPRINGS RD. - PLA 1,205.74 0.00

01.00.42201 CONSTR: PLAN CHECK 1,205.74 11.22.2022 - 187 OAK SPRINGS 03351 Southern Marin Fire Protection District 12/01/2022 95204 Regular 0.00 1,056.83 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 22-23-36 Invoice 12/01/2022 11.15.2022 - EMERGENCY PREPAREDNESS 0.00 1,056.83

01.12.61150 OUTSIDE SERVICES-OTHE 11.15.2022 - EMERGENCY PREP 1,056.83 02087 Telecom Law Firm PC 12/01/2022 95205 Regular 0.00 1,078.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 13781 Invoice 12/01/2022 11.28.2022 - T MOBILE - 2 RED HILL AVE - 0.00 1,078.00

01.00.20371 PLANNING COSTS TO BE 11.28.2022 - T MOBILE - 2 RED 1,078.00 03207 Toni DeFrancis 12/01/2022 95206 Regular 0.00 200.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 2022-PC1121 Invoice 12/01/2022 11.28.2022 -TRANSCRIPTION SRVCS - 5 H 200.00 0.00

01.18.61150 OUTSIDE SERVICES-OTHE 200.00 11.28.2022 -TRANSCRIPTION SR 03349 U.S. Bank 12/01/2022 95207 Regular 0.00 1,300.00
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 6706494 Invoice 12/01/2022 10.25.2022 - TAXABLE PENSION - OBLIGAT 1,300.00 0.00

01.40.61143 OUTSIDE SERVICES: BON 1,300.00 10.25.2022 - TAXABLE PENSION 00384 Van Midde & Son Concrete 12/01/2022 95208 Regular 0.00 400.00 ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
20 Check Report Date Range: 12/01/2022 - 12/31/2022
1/4/2023 11:10:02 AM Page 4 of 23
Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 14032 Invoice 12/01/2022 09.02.2022 - 316 GREENFIELD AVE - 16 SF 0.00 400.00

01.00.20304 CONCRETE CONTRACT 09.02.2022 - 316 GREENFIELD A 400.00 02905 Wells Fargo Vendor Financial Services, LLC 12/01/2022 95209 Regular 0.00 920.77 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 5022661630 Invoice 12/01/2022 11.11.2022 - COPIER LEASE - 11.07.22 - 12 920.77 0.00

01.12.61402 COPY MACHINE LEASE 230.19 11.11.2022 - COPIER LEASE - 11.

01.18.61402 COPY MACHINE LEASE 11.11.2022 - COPIER LEASE - 11. 230.19

01.41.61402 COPY MACHINE LEASE 11.11.2022 - COPIER LEASE - 11. 230.19

21.65.62200 DEPARTMENTAL SUPPLIE 11.11.2022 - COPIER LEASE - 11. 230.20 02013 Zaragoza Plumbing 12/01/2022 95210 Regular 0.00 157.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount WEB4675 Invoice 12/01/2022 11.22.2022 - 629 SAN ANSELMO AVE - PL 157.00 0.00

01.00.42206 CONSTR: ENCROACHMEN 157.00 11.22.2022 - 629 SAN ANSELMO 03230 All Bay Sewer, Inc. 12/08/2022 95211 Regular 0.00 1,000.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount R13815 Invoice 12/08/2022 12.07.2022 - 312 SFD BLVD - ROAD BOND 0.00 1,000.00

01.00.20314 ROAD BOND 12.07.2022 - 312 SFD BLVD - RO 1,000.00 03354 Arlette Castellanos 12/08/2022 95212 Regular 0.00 200.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 1 Invoice 12/08/2022 11.09.2022 - SPANISH STORYTIME - 11.02. 200.00 0.00

01.71.61132 OUTSIDE SVCS-PROGRAM 200.00 11.09.2022 - SPANISH STORYTI 00001 AT&T Calnet 12/08/2022 95213 Regular 0.00 275.30
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 000019114526 Invoice 12/08/2022 586 - RECREATION DEPT FAX - 10.25.22 - 1 230.75 0.00

21.65.61705 UTILITIES-TELEPHONE 230.75 586 - RECREATION DEPT FAX - 1 000019123447 Invoice 12/08/2022 576 - TH CHAMBERS PHONE - 10.27.2022 0.00 44.55

42.21.63003 COMPUTER HARDWARE/ 576 - TH CHAMBERS PHONE - 1 44.55 00388 Baker & Taylor 12/08/2022 95214 Regular 0.00 1,910.93 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 5018020236 Invoice 12/08/2022 11.14.2022 - LIBRARY - ADULT BOOKS 42.47 0.00

01.71.62301 ADULT BOOKS 42.47 11.14.2022 - LIBRARY - ADULT B 5018020238 Invoice 12/08/2022 11.14.2022 - LIBRARY - ADULT BOOKS 426.86 0.00

27.71.62301 ADULT BOOKS 426.86 11.14.2022 - LIBRARY - ADULT B 5018020239 Invoice 12/08/2022 11.14.2022 - LIBRARY - ADULT BOOKS 93.15 0.00

01.71.62301 ADULT BOOKS 93.15 11.14.2022 - LIBRARY - ADULT B 5018020240 Invoice 12/08/2022 11.14.2022 - LIBRARY - ADULT BOOKS 89.16 0.00

01.71.62301 ADULT BOOKS 89.16 11.14.2022 - LIBRARY - ADULT B 5018020241 Invoice 12/08/2022 11.14.2022 - LIBRARY - ADULT BOOKS 113.63 0.00

01.71.62301 ADULT BOOKS 113.63 11.14.2022 - LIBRARY - ADULT B 5018020242 Invoice 12/08/2022 11.14.2022 - LIBRARY - ADULT BOOKS 21.59 0.00

01.71.62301 ADULT BOOKS 21.59 11.14.2022 - LIBRARY - ADULT B 5018020243 Invoice 12/08/2022 11.14.2022 - LIBRARY - ADULT BOOKS 22.21 0.00

01.71.62301 ADULT BOOKS 22.21 11.14.2022 - LIBRARY - ADULT B 5018020244 Invoice 12/08/2022 11.14.2022 - LIBRARY - ADULT BOOKS 19.60 0.00 ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
21 Check Report Date Range: 12/01/2022 - 12/31/2022
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Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number

01.71.62301 ADULT BOOKS 19.60 11.14.2022 - LIBRARY - ADULT B 5018020245 Invoice 12/08/2022 11.14.2022 - LIBRARY - ADULT BOOKS 37.60 0.00

01.71.62301 ADULT BOOKS 37.60 11.14.2022 - LIBRARY - ADULT B 5018020246 Invoice 12/08/2022 11.14.2022 - LIBRARY - ADULT BOOKS 33.82 0.00

01.71.62301 ADULT BOOKS 33.82 11.14.2022 - LIBRARY - ADULT B 5018020247 Invoice 12/08/2022 11.14.2022 - LIBRARY - ADULT BOOKS 557.09 0.00

01.71.62301 ADULT BOOKS 557.09 11.14.2022 - LIBRARY - ADULT B 5018020248 Invoice 12/08/2022 11.14.2022 - LIBRARY - ADULT BOOKS 42.50 0.00

27.71.62301 ADULT BOOKS 42.50 11.14.2022 - LIBRARY - ADULT B 5018020249 Invoice 12/08/2022 11.14.2022 - LIBRARY - ADULT BOOKS 56.97 0.00

01.71.62301 ADULT BOOKS 56.97 11.14.2022 - LIBRARY - ADULT B 5018025303 Invoice 12/08/2022 11.15.2022 - LIBRARY - ADULT BOOKS 20.28 0.00

01.71.62301 ADULT BOOKS 20.28 11.15.2022 - LIBRARY - ADULT B 5018025304 Invoice 12/08/2022 11.5.2022 - LIBRARY - ADULT BOOKS 13.96 0.00

27.71.62301 ADULT BOOKS 13.96 11.5.2022 - LIBRARY - ADULT BO 5018025305 Invoice 12/08/2022 11.15.2022 - LIBRARY - ADULT BOOKS 57.99 0.00

01.71.62301 ADULT BOOKS 57.99 11.15.2022 - LIBRARY - ADULT B 5018025306 Invoice 12/08/2022 11.15.2022 - LIBRARY - ADULT BOOKS 42.45 0.00

27.71.62301 ADULT BOOKS 42.45 11.15.2022 - LIBRARY - ADULT B 5018025307 Invoice 12/08/2022 11.15.2022 - LIBRARY - ADULT BOOKS 30.98 0.00

27.71.62301 ADULT BOOKS 30.98 11.15.2022 - LIBRARY - ADULT B 5018025308 Invoice 12/08/2022 11.015.2022 - LIBRARY - ADULT BOOKS 93.77 0.00

27.71.62301 ADULT BOOKS 93.77 11.015.2022 - LIBRARY - ADULT 5018025309 Invoice 12/08/2022 11.15.2022 - LIBRARY - ADULT BOOKS 20.92 0.00

01.71.62301 ADULT BOOKS 20.92 11.15.2022 - LIBRARY - ADULT B 5018052619 Invoice 12/08/2022 11.14.2022 - LIBRARY - BOARD BOOKS 36.93 0.00

27.71.62302 CHILDRENS BOOKS 36.93 11.14.2022 - LIBRARY - BOARD B H62957880 Invoice 12/08/2022 11.17.2022 - LIBRARY - VIDEOS 37.00 0.00

01.71.62307 VIDEOS 37.00 11.17.2022 - LIBRARY - VIDEOS
**Void** 12/08/2022 95215 Regular 0.00 0.00
01345 BSN Sports Inc 12/08/2022 95216 Regular 0.00 112.93 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 919198826 Invoice 12/08/2022 11.10.2022 - BASKETBALLS - ROOKIE BASK 112.93 0.00

21.61.62961 BASKETBALL SUPPLIES 112.93 11.10.2022 - BASKETBALLS - RO 00072 Comcast 12/08/2022 95217 Regular 0.00 152.78
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 049-11222022 Invoice 12/08/2022 049 - TH CABLE TV - 11.27.2022 - 12.26.2 152.78 0.00

42.21.63003 COMPUTER HARDWARE/ 152.78 049 - TH CABLE TV - 11.27.2022 00533 Davis Sign Company 12/08/2022 95218 Regular 0.00 4,305.95 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 35898 Invoice 12/08/2022 12.01.2022 - HOLIDAY ON THE AVE - BAN 4,305.95 0.00

01.21.61903 PROMOTION OF COMME 4,305.95 12.01.2022 - HOLIDAY ON THE A 00021 Good & Clean Company Inc 12/08/2022 95219 Regular 0.00 12,280.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 65528 Invoice 12/08/2022 12.02.2022 - ADDITIONAL SERVICE - RB, I 1,200.00 0.00

34.41.61501 BLDG. MAINT-JANITORIAL 1,200.00 12.02.2022 - ADDITIONAL SERVI 65529 Invoice 12/08/2022 12.02.2022 - JANITORIAL SERVICE - RB, IC 7,675.00 0.00

01.12.61501 BLDG. MAINT-JANITORIAL 358.39 12.02.2022 - JANITORIAL SERVIC ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
22 Check Report Date Range: 12/01/2022 - 12/31/2022
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Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number

01.12.61501 BLDG. MAINT-JANITORIAL 725.00 12.02.2022 - JANITORIAL SERVIC

01.18.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 143.36

01.41.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 523.25

01.71.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 1,075.00

01.71.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 300.00

01.81.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 240.00

01.81.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 600.00

31.41.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 1,125.00

31.41.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 1,275.00

34.41.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 950.00

34.41.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 360.00 65530 Invoice 12/08/2022 12.02.2022 - JANITORIAL SERVICE - COVID 0.00 3,405.00

01.12.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 159.00

01.12.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 321.64

01.18.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 63.60

01.41.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 232.14

01.71.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 476.92

01.71.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 133.09

01.81.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 266.19

01.81.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 106.48

31.41.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 499.10

31.41.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 565.65

34.41.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 421.47

34.41.61501 BLDG. MAINT-JANITORIAL 12.02.2022 - JANITORIAL SERVIC 159.72 **Void** 12/08/2022 95220 Regular 0.00 0.00
02236 HooplaDigital 12/08/2022 95221 Regular 0.00 526.80 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 503039012 Invoice 12/08/2022 11.30.2022 - DIGITAL AUDIBOOKS - NOVE 526.80 0.00

27.71.62309 E BOOKS 526.80 11.30.2022 - DIGITAL AUDIBOO 03281 Jaime E. Valle 12/08/2022 95222 Regular 0.00 5,940.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 120222 Invoice 12/08/2022 12.03.2022 - PLAN CHECKING & INSPECTI 5,940.00 0.00

01.41.61157 PLAN CHECKING 5,940.00 12.03.2022 - PLAN CHECKING & 03322 Juan Ladaverde 12/08/2022 95223 Regular 0.00 3,775.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008877 Invoice 12/08/2022 12.06.2022 - PAINTING SERVICES - 27 HRS 0.00 1,350.00

70.81.61150 OUTSIDE SERVICES-OTHE 12.06.2022 - PAINTING SERVICE 1,350.00 INV0008878 Invoice 12/08/2022 12.06.2022 - PAINTING SERVICES - 48.5 H 2,425.00 0.00

70.81.61150 OUTSIDE SERVICES-OTHE 2,425.00 12.06.2022 - PAINTING SERVICE 00113 Juan Olsen Sanchez 12/08/2022 95224 Regular 0.00 9,415.04 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008876 Invoice 12/08/2022 12.05.2022 - GYMNASTICS - FALL 2022 - P 9,415.04 0.00

21.61.61167 TUMBLING SERVICES 9,415.04 12.05.2022 - GYMNASTICS - FAL 03329 JV Lucas Paving, Inc 12/08/2022 95225 Regular 0.00 43,064.45 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 1627 Invoice 12/08/2022 10.10.2022 - 2022 STREET RESURFACING - 0.00 43,064.45

12.41.63107 CAPITAL OUTLAY - PAVIN 10.10.2022 - 2022 STREET RESU 43,064.45 02558 Kanopy 12/08/2022 95226 Regular 0.00 580.00
ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
23 Check Report Date Range: 12/01/2022 - 12/31/2022
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Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 326593-PPU Invoice 12/08/2022 11.30.2022 - LIBRARY - VIDEOS - NOV 580.00 0.00

27.71.62307 VIDEOS 580.00 11.30.2022 - LIBRARY - VIDEOS - 01837 Marin Chinese Cultural Association 12/08/2022 95227 Regular 0.00 200.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008875 Invoice 12/08/2022 11.30.2022 - LION DANCE PERFORMANCE 0.00 200.00

01.71.61132 OUTSIDE SVCS-PROGRAM 11.30.2022 - LION DANCE PERF 200.00 00029 Marin IT 12/08/2022 95228 Regular 0.00 2,391.13
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 2022-119252 Invoice 12/08/2022 11.30.2022 - AGREEMENT AUTOMATE - R 1,650.00 0.00

42.21.63003 COMPUTER HARDWARE/ 1,650.00 11.30.2022 - AGREEMENT AUTO 2022-24407 Invoice 12/08/2022 11.30.2022 - INTEL NUC - MINI PC - CREST 525.15 0.00

42.21.63003 COMPUTER HARDWARE/ 525.15 11.30.2022 - INTEL NUC - MINI 2022-24414 Invoice 12/08/2022 12.01.2022 - WINDOWS OFFICE PRO PLUS 0.00 215.98

42.21.63003 COMPUTER HARDWARE/ 12.01.2022 - WINDOWS OFFICE 215.98 01388 NCSI 12/08/2022 95229 Regular 0.00 462.50
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 28313 Invoice 12/08/2022 12.01.2022 - BACKGROUND CHECKS - REC 462.50 0.00

21.65.61137 FINGERPRINTING 462.50 12.01.2022 - BACKGROUND CHE 00160 OCLC 12/08/2022 95230 Regular 0.00 23.96
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 1000274243 Invoice 12/08/2022 12.01.2022 - CATALOGING & METADATA S 23.96 0.00

01.71.61150 OUTSIDE SERVICES-OTHE 23.96 12.01.2022 - CATALOGING & ME 00128 Pacific Gas & Electric 12/08/2022 95231 Regular 0.00 14,386.67 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 461-11222022 Invoice 12/08/2022 461 - TOWN UTILITIES - 10.06.2022 - 11.0 14,386.67 0.00

41.41.61701 UTILITIES-ELECTRICITY 14,386.67 461 - TOWN UTILITIES - 10.06.2 01831 PIPE SPY MARIN 12/08/2022 95232 Regular 0.00 12,581.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 1010379 Invoice 12/08/2022 11.08.2022 - PIPE INSPECTION - MEMORI 12,581.00 0.00

70.81.62999 MISCELLANEOUS EXPENS 12,581.00 11.08.2022 - PIPE INSPECTION - 03321 Ready Refresh 12/08/2022 95233 Regular 0.00 390.47 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 12K5900300788 Invoice 12/08/2022 12.02.2022 - TH BOTTLED WATER SERVICE 0.00 390.47

01.12.62200 DEPARTMENTAL SUPPLIE 12.02.2022 - TH BOTTLED WATE 97.62

01.18.62200 DEPARTMENTAL SUPPLIE 12.02.2022 - TH BOTTLED WATE 97.62

01.41.62200 DEPARTMENTAL SUPPLIE 12.02.2022 - TH BOTTLED WATE 97.61

01.71.62200 DEPARTMENTAL SUPPLIE 12.02.2022 - TH BOTTLED WATE 97.62 02818 Yara Fraser 12/08/2022 95234 Regular 0.00 130.00
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 0003 Invoice 12/08/2022 11.30.2022 - SATURDAY STORYTIME - 11.2 130.00 0.00

01.71.61132 OUTSIDE SVCS-PROGRAM 130.00 11.30.2022 - SATURDAY STORYTI ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
24 Check Report Date Range: 12/01/2022 - 12/31/2022
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Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number 00121 Marin I J - 2072661 AD 12/08/2022 95235 Regular 0.00 1,170.98 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 0001361161 Invoice 12/08/2022 11.30.2022 - ACCT 2072661- LEGAL ADS 1,170.98 0.00

01.11.61150 OUTSIDE SERVICES-OTHE 1,170.98 11.30.2022 - ACCT 2072661- LE 03356 SERGIO SILVA 12/08/2022 95236 Regular 0.00 1,100.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008913 Invoice 12/08/2022 04.28.2020 - REPLACEMENT WINDOW - I 1,100.00 0.00

31.41.61150 OUTSIDE SERVICES-OTHE 1,100.00 04.28.2020 - REPLACEMENT WI 00402 US Bank 12/12/2022 95237 Regular 0.00 12,708.27
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008823 Invoice 11/22/2022 11.18.2022 - KENTON - CUSTOMLINK - ST 1,919.45 0.00

01.21.62202 EMPLOYEE RECOG SUPPLI 1,930.31 11.18.2022 - KENTON - CUSTOM

01.21.62202 EMPLOYEE RECOG SUPPLI 11.18.2022 - KENTON - CUSTOM -10.86 INV0008824 Invoice 11/22/2022 11.16.2022 - KENTON - AMAZON - STAFF 0.00 19.54

01.21.62202 EMPLOYEE RECOG SUPPLI 11.16.2022 - KENTON - AMAZO 19.54 INV0008825 Invoice 11/22/2022 11.16.2022 - KENTON - AMAZON - STAFF 0.00 39.13

01.21.62202 EMPLOYEE RECOG SUPPLI 11.16.2022 - KENTON - AMAZO 39.13 INV0008826 Invoice 11/22/2022 11.17.2022 - KENTON - AMAZON - STAFF 0.00 8.69

01.21.62202 EMPLOYEE RECOG SUPPLI 11.17.2022 - KENTON - AMAZO 8.69 INV0008827 Invoice 11/22/2022 11.21.2022 - KENTON - AMAZON - STAFF 0.00 199.60

01.21.62202 EMPLOYEE RECOG SUPPLI 11.21.2022 - KENTON - AMAZO 199.60 INV0008828 Invoice 11/22/2022 11.21.2022 - KENTON - AMAZON - STAFF 0.00 53.05

01.21.62202 EMPLOYEE RECOG SUPPLI 11.21.2022 - KENTON - AMAZO 53.05 INV0008829 Invoice 11/22/2022 10.25.2022 - AVILA - SAFEWAY - TC PAPER 0.00 13.51

01.11.62200 DEPARTMENTAL SUPPLIE 10.25.2022 - AVILA - SAFEWAY - 13.51 INV0008830 Invoice 11/22/2022 10.25.2022 - AVILA - COMFORTS - TC MEE 69.00 0.00

01.11.62200 DEPARTMENTAL SUPPLIE 69.00 10.25.2022 - AVILA - COMFORTS INV0008831 Invoice 11/22/2022 10.25.2022 - AVILA - COMFORTS - TC MEE 15.50 0.00

01.11.62200 DEPARTMENTAL SUPPLIE 15.50 10.25.2022 - AVILA - COMFORTS INV0008832 Invoice 11/22/2022 10.28.2022 - AVILA - AWARD.COM - MAYO 158.98 0.00

01.11.62200 DEPARTMENTAL SUPPLIE 158.98 10.28.2022 - AVILA - AWARD.CO INV0008833 Invoice 11/22/2022 10.28.2022 - AVILA - IIMC - MUNICIPAL CL 185.00 0.00

01.12.62200 DEPARTMENTAL SUPPLIE 185.00 10.28.2022 - AVILA - IIMC - MU INV0008834 Invoice 11/22/2022 11.15.2022 - AVILA - DOLLAR TREE - OFFIC 8.14 0.00

01.11.62200 DEPARTMENTAL SUPPLIE 8.14 11.15.2022 - AVILA - DOLLAR TR INV0008835 Invoice 11/22/2022 11.15.2022 - AVILA - COMFORTS - WRON 600.00 0.00

01.11.62200 DEPARTMENTAL SUPPLIE 600.00 11.15.2022 - AVILA - COMFORTS INV0008836 Invoice 11/22/2022 11.15.2022 - AVILA - COMFORTS - TC MEE 137.50 0.00

01.11.62200 DEPARTMENTAL SUPPLIE 137.50 11.15.2022 - AVILA - COMFORTS INV0008837 Invoice 11/22/2022 11.15.2022 - AVILA - COMFORTS - TC MEE 30.88 0.00

01.11.62200 DEPARTMENTAL SUPPLIE 30.88 11.15.2022 -0 AVI;A - COMFORT INV0008838 Invoice 11/22/2022 11.20.2022 - AVILA - COMFORTS - TC MEE 49.99 0.00

01.11.62200 DEPARTMENTAL SUPPLIE 49.99 11.20.2022 - AVILA - COMFORTS INV0008839 Invoice 11/22/2022 10.26.2022 - CLIFFORD - LABOR LAW - PO 123.14 0.00

01.12.62200 DEPARTMENTAL SUPPLIE 123.14 10.26.2022 - CLIFFORD - LABOR INV0008840 Invoice 11/22/2022 11.06.2022 - CLIFFORD - ADOBE - SUBSCR 516.82 0.00

01.41.61302 DUES 516.82 11.06.2022 - CLIFFORD - ADOBE
INV0008841 Invoice 11/22/2022 11.14.2022 - CLIFFORD - GFOA - DUES 150.00 0.00

01.12.61302 DUES 150.00 11.14.2022 - CLIFFORD - GFOA -
ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
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Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number INV0008842 Invoice 11/22/2022 11.15.2022 - CLIFFORD - CSMFO - DUES 125.00 0.00

01.12.61302 DUES 125.00 11.15.2022 - CLIFFORD - CSMFO
INV0008843 Invoice 11/22/2022 11.15.2022 - CLIFFORD - FLEXISPORT - DP 204.91 0.00

01.41.62200 DEPARTMENTAL SUPPLIE 204.91 11.15.2022 - CLIFFORD - FLEXISP INV0008844 Invoice 11/22/2022 11.15.2022 - CLIFFORD - MILL VALLEY REF 1,713.78 0.00

01.81.61150 OUTSIDE SERVICES-OTHE 1,713.78 11.15.2022 - CLIFFORD - MILL V INV0008845 Invoice 11/22/2022 11.17.2022 - CLIFFORD - USPS - POSTAGE 7.85 0.00

01.12.62003 POSTAGE 7.85 11.17.2022 - CLIFFORD - USPS - INV0008846 Invoice 11/22/2022 10.31.2022 - MIHAN - SURVEY MONKEY - 0.00 99.00

21.61.62964 SOCCER SUPPLIES 10.31.2022 - MIHAN - SURVEY 99.00 INV0008847 Invoice 11/22/2022 11.03.2022 - MIHAN - ACE HARDWARE - G 49.03 0.00

21.61.62964 SOCCER SUPPLIES 49.03 11.03.2022 - MIHAN - ACE HAR INV0008848 Invoice 11/22/2022 11.09.2022 - MIHAN - RED HILL CLEANERS 0.00 82.40

21.61.62961 BASKETBALL SUPPLIES 11.09.2022 - MIHAN - RED HILL 82.40 INV0008849 Invoice 11/22/2022 10.29.2022 - MAUK - HILTON - CONFEREN 755.04 0.00

21.65.61000 TRAINING 755.04 10.29.2022 - MAUK - HILTON - C INV0008850 Invoice 11/22/2022 10.30.2022 - MAUK - ADOBE - SUBSCRIPTI 9.99 0.00

21.65.61905 PROMOTION/MARKETIN 9.99 10.30.2022 - MAUK - ADOBE - S INV0008851 Invoice 11/22/2022 11.04.2022 - MAUK - OFFICE DEPOT - SUP 46.72 0.00

21.65.62000 OFFICE SUPPLIES 46.72 11.04.2022 - MAUK - OFFICE DE INV0008852 Invoice 11/22/2022 11.08.2022 - MAUK - OFFICE DEPOT - SUP 32.61 0.00

21.65.62000 OFFICE SUPPLIES 32.61 11.08.2022 - MAUK - OFFICE DE INV0008853 Invoice 11/22/2022 11.01.2022 - DONERY - SURVEY MONKEY 0.00 846.35

01.12.61000 TRAINING 11.01.2022 - DONERY - SURVEY 846.35 INV0008854 Invoice 11/22/2022 11.09.2022 - DONERY - IOTUM.COM - CAL 9.99 0.00

01.12.61150 OUTSIDE SERVICES-OTHE 9.99 11.09.2022 - DONERY - IOTUM.C INV0008855 Invoice 11/22/2022 10.25.2022 - DOBRONYI - AMAZON - BOO 130.48 0.00

01.41.62000 OFFICE SUPPLIES 130.48 10.25.2022 - DOBRONYI - AMAZ INV0008856 Invoice 11/22/2022 10.27.2022 - DOBRONYI - AMAZON - BATT 22.83 0.00

01.41.62000 OFFICE SUPPLIES 22.83 10.27.2022 - DOBRONYI - AMAZ INV0008857 Invoice 11/22/2022 11.18.2022 - DOBRONYI - AMAZON - TISS 83.37 0.00

01.41.62000 OFFICE SUPPLIES 83.37 11.18.2022 - DOBRONYI - AMAZ INV0008858 Invoice 11/22/2022 10.25.2022 - LEYLAND - ANDRONICOS - R 20.00 0.00

01.71.61132 OUTSIDE SVCS-PROGRAM 20.00 10.25.2022 - LEYLAND - ANDRO INV0008859 Invoice 11/22/2022 11.01.2022 - LEYLAND - AMAZON - BOOK 16.30 0.00

01.71.62301 ADULT BOOKS 16.30 11.01.2022 - LEYLAND - AMAZO INV0008860 Invoice 11/22/2022 10.28.2022 - WASKEY - COPPERFIELDS - B 34.83 0.00

01.71.61132 OUTSIDE SVCS-PROGRAM 34.83 10.28.2022 - WASKEY - COPPER INV0008861 Invoice 11/22/2022 11.04.2022 - WASKEY - STEFANOS PIZZA - 0.00 33.66

01.71.61132 OUTSIDE SVCS-PROGRAM 11.04.2022 - WASKEY - STEFAN 33.66 INV0008864 Invoice 11/22/2022 10.26.2022 - STEVENSON - WATERSAVERS 0.00 9.70

01.81.62200 DEPARTMENTAL SUPPLIE 10.26.2022 - STEVENSON - WAT 9.70 INV0008865 Invoice 11/22/2022 10.26.2022 - STEVENSON - MARIN COLOR 0.00 663.72

01.81.62200 DEPARTMENTAL SUPPLIE 10.26.2022 - STEVENSON - MAR 663.72 INV0008866 Invoice 11/22/2022 10.30.2022 - SCOBLE - BEST BUY - DECK F 32.78 0.00

01.18.62200 DEPARTMENTAL SUPPLIE 32.78 10.30.2022 - SCOBLE - BEST BUY INV0008867 Invoice 11/22/2022 10.30.2022 - SCOBLE - BEST BUY - SUPPLI 9.81 0.00

01.18.62200 DEPARTMENTAL SUPPLIE 9.81 10.30.2022 - SCOBLE - BEST BUY INV0008868 Invoice 11/22/2022 11.13.2022 - SCOBLE - AMAZON - DESK S 266.59 0.00

01.18.62200 DEPARTMENTAL SUPPLIE 266.59 11.13.2022 - SCOBLE - AMAZON INV0008869 Invoice 11/22/2022 10.25.2022 - SHAW - MARIN COLOR - MET 583.20 0.00

01.42.62909 SUPPLIES-TRAFFIC CONTR 583.20 10.25.2022 - SHAW - MARIN CO ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
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Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number INV0008870 Invoice 11/22/2022 10.26.2022 - SHAW - AMAZON - FIRE EXTI 598.10 0.00

01.42.62200 DEPARTMENTAL SUPPLIE 598.10 10.26.2022 - SHAW - AMAZON - INV0008871 Invoice 11/22/2022 11.02.2022 - SHAW - AMAZON - CAT-6 WI 249.12 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 249.12 11.02.2022 - SHAW - AMAZON - INV0008872 Invoice 11/22/2022 11.21.2022 - SHAW - AMAZON - SUNBLOC 13.87 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 13.87 11.21.2022 - SHAW - AMAZON - INV0008873 Invoice 11/22/2022 11.18.2022 - SHAW - AMAZON - DOG LEA 29.42 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 29.42 11.18.2022 - SHAW - AMAZON - INV0008874 Invoice 11/22/2022 11.19.2022 - SHAW - DULUTH TRADING - 0.00 113.43

01.42.62920 WORK CLOTHING 11.19.2022 - SHAW - DULUTH T 113.43 INV0008914 Invoice 11/22/2022 11.02.2022 - CONDRY - AMERICAN SANIT 326.40 0.00

01.81.61104 OUTSIDE SERVICES-GROU 326.40 11.02.2022 - CONDRY - AMERIC INV0008915 Invoice 11/22/2022 11.01.2022 - CONDRY - GOLDEN GATE PA 29.00 0.00

01.41.61000 TRAINING 29.00 11.01.2022 - CONDRY - GOLDEN INV0008916 Invoice 11/22/2022 11.01.2022 - CONDRY - GOLDEN GATE PA 29.00 0.00

01.41.61000 TRAINING 29.00 11.01.2022 - CONDRY - GOLDEN INV0008917 Invoice 11/22/2022 11.01.2022 - CONDRY - GOLDEN GATE PA 29.00 0.00

01.41.61000 TRAINING 29.00 11.01.2022 - CONDRY - GOLDEN INV0008918 Invoice 11/22/2022 11.18.2022 - CONDRY - CODE COUNCIL - C 121.00 0.00

01.41.61302 DUES 121.00 11.18.2022 - CONDRY - INTERNA
INV0008919 Invoice 11/22/2022 10.27.2022 - JONES - AMAZON - SUPPLIES 26.09 0.00

21.63.62979 PARKSIDE SUPPLIES 26.09 10.27.2022 - JONES - AMAZON - INV0008920 Invoice 11/22/2022 11.02.2022 - JONES - AMAZON - SUPPLIES 20.65 0.00

21.63.62979 PARKSIDE SUPPLIES 20.65 11.02.2022 - JONES - AMAZON - INV0008922 Invoice 11/22/2022 11.02.2022 - JONES - AMAZON - SUPPLIES 17.39 0.00

21.63.62979 PARKSIDE SUPPLIES 17.39 11.02.2022 - JONES - AMAZON - INV0008923 Invoice 11/22/2022 11.03.2022 - JONES - AMAZON - SUPPLIES 108.70 0.00

21.63.62979 PARKSIDE SUPPLIES 108.70 11.03.2022 - JONES - AMAZON - INV0008924 Invoice 11/22/2022 11.03.2022 - JONES - AMAZON - SUPPLIES 14.16 0.00

21.63.62979 PARKSIDE SUPPLIES 14.16 11.03.2022 - JONES - AMAZON - INV0008925 Invoice 11/22/2022 11.04.2022 - JONES - AMAZON - SUPPLIES 39.12 0.00

21.63.62979 PARKSIDE SUPPLIES 39.12 11.04.2022 - JONES - AMAZON - INV0008926 Invoice 11/22/2022 10.26.2022 - O'GRADY - AMAZON - ROBS 194.60 0.00

21.63.62987 ROBSON AFTER SCHOOL 10.26.2022 - O'GRADY - AMAZO 216.30

21.63.62987 ROBSON AFTER SCHOOL 10.26.2022 - O'GRADY - AMAZO -21.70 INV0008927 Invoice 11/22/2022 10.26.2022 - O'GRADY - AMAZON - NOTE 23.90 0.00

21.65.62000 OFFICE SUPPLIES 23.90 10.26.2022 - O'GRADY - AMAZO INV0008930 Invoice 11/22/2022 10.28.2022 - O'GRADY - AMAZON - ROBS 21.93 0.00

21.63.62987 ROBSON AFTER SCHOOL 10.28.2022 - O'GRADY - AMAZO 21.93 INV0008931 Invoice 11/22/2022 10.28.2022 - O'GRADY - AMAZON - ROBS 11.84 0.00

21.63.62987 ROBSON AFTER SCHOOL 10.28.2022 - O'GRADY - AMAZO 11.84 INV0008932 Invoice 11/22/2022 10.30.2022 - O'GRADY - COMCAST - ROBS 93.65 0.00

21.63.61187 ROBSON AFTER SCHOOL 10.30.2022 - O'GRADY - COMCA 93.65 INV0008933 Invoice 11/22/2022 11.16.2022 - O'GRADY - ANDRONICOS - R 204.50 0.00

21.63.62987 ROBSON AFTER SCHOOL 11.16.2022 - O'GRADY - ANDRO 204.50 INV0008934 Invoice 11/22/2022 11.16.2022 - O'GRADY - STEFANOS - ROBS 118.30 0.00

21.63.62987 ROBSON AFTER SCHOOL 11.16.2022 - O'GRADY - STEFAN 118.30 INV0008935 Invoice 11/22/2022 11.18.2022 - O'GRADY - AMAZON - ROBS 87.24 0.00

21.63.62987 ROBSON AFTER SCHOOL 11.18.2022 - O'GRADY - AMAZO 87.24 **Void** 12/12/2022 95238 Regular 0.00 0.00
**Void** 12/12/2022 95239 Regular 0.00 0.00
**Void** 12/12/2022 95240 Regular 0.00 0.00
ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
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Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number **Void** 12/12/2022 95241 Regular 0.00 0.00
01556 Abel Lopez 12/13/2022 95242 Regular 0.00 1,205.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008936 Invoice 12/13/2022 12.13.2022 STAFF HOLIDAY LUNCH 1,205.00 0.00

01.21.62202 EMPLOYEE RECOG SUPPLI 1,205.00 12.13.2022 STAFF HOLIDAY LUN 00048 Alhambra & Sierra Springs 12/15/2022 95243 Regular 0.00 116.36 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 12161581112322 Invoice 12/15/2022 11.23.2022 - BOTTLED WATER SRVC - COR 116.36 0.00

01.42.62200 DEPARTMENTAL SUPPLIE 116.36 11.23.2022 - BOTTLED WATER S 03299 Answer MTI 12/15/2022 95244 Regular 0.00 14.84
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 000027-287-671 Invoice 12/15/2022 12.01.2022 - CALL CENTER SERVICE - FREE 14.84 0.00

01.41.61150 OUTSIDE SERVICES-OTHE 14.84 12.01.2022 - CALL CENTER SERV 00388 Baker & Taylor 12/15/2022 95245 Regular 0.00 118.32 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 5018020237 Invoice 12/15/2022 11.14.2022 - LIBRARY - ADULT BOOKS 51.31 0.00

01.71.62301 ADULT BOOKS 51.31 11.14.2022 - LIBRARY - ADULT B 5018064149 Invoice 12/15/2022 11.28.2022 - LIBRARY - CHILDRENS BOOK 14.44 0.00

27.71.62302 CHILDRENS BOOKS 14.44 11.28.2022 - LIBRARY - CHILDRE 5018064150 Invoice 12/15/2022 11.28.2022 - LIBRARY - CHILDRENS BOOK 18.33 0.00

27.71.62302 CHILDRENS BOOKS 18.33 11.28.2022 - LIBRARY - CHILDRE 5018066460 Invoice 12/15/2022 11.28.2022 - LIBRARY - CHILDRENS BOOK 34.24 0.00

27.71.62302 CHILDRENS BOOKS 34.24 11.28.2022 - LIBRARY - CHILDRE 00308 CivicPlus 12/15/2022 95246 Regular 0.00 2,388.40
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 248868 Invoice 12/15/2022 12.01.2022 - FULL SRVC SUPPLEMENT - S 2,388.40 0.00

01.12.61150 OUTSIDE SERVICES-OTHE 2,388.40 12.01.2022 - FULL SRVC SUPPLE 01348 Community Media Center of Marin 12/15/2022 95247 Regular 0.00 2,227.50 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 190661-FFM Invoice 12/15/2022 12.13.2022 - MARIN TV - TOWN COUNCIL 0.00 2,227.50

01.12.61194 OUTSIDE SERVICES - GRA 12.13.2022 - MARIN TV - TOWN 1,957.50

01.18.61194 OUTSIDE SERVICES - GRA 12.13.2022 - MARIN TV - TOWN 270.00 01042 County of Marin - Central Collections 12/15/2022 95248 Regular 0.00 1,294.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount IN0322034 Invoice 12/15/2022 11.21.2022 - HAZARDOUS MATERIALS - B 1,294.00 0.00

01.42.61101 OUTSIDE SERVICES-PROF 11.21.2022 - HAZARDOUS MATE 1,294.00 01320 DC Electric Group Inc 12/15/2022 95249 Regular 0.00 40,626.94 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 440279 Invoice 12/15/2022 12.08.2022 - M1008 - TS RESPONSE - 06.3 938.91 0.00

01.42.61130 OUTSIDE SVCS-SIGNALS 938.91 12.08.2022 - M1008 - TS RESPO 441015 Invoice 12/15/2022 10.31.2022 - M5007 - SL ROUTINE - MAIN 641.61 0.00

01.42.61131 OUTSIDE SVCS-STREET LI 641.61 10.31.2022 - M5007 - SL ROUTI 441067 Invoice 12/15/2022 10.28.2022 - J6647-3 LOCATIONS - F&I NE 36,300.00 0.00

19.41.63109 UNPROGRAMMED RESUR 36,300.00 10.28.2022 - J6647-3 LOCATION ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
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Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number 441103 Invoice 12/15/2022 10.31.2022 - M1007 - TS ROUTINE - MAIN 2,166.60 0.00

01.42.61130 OUTSIDE SVCS-SIGNALS 2,166.60 10.31.2022 - M1007 - TS ROUTI 441104 Invoice 12/15/2022 10.31.2022 - M1008 - TS RESPONSE - MAI 492.45 0.00

01.42.61130 OUTSIDE SVCS-SIGNALS 492.45 10.31.2022 - M1008 - TS RESPO 441137 Invoice 12/15/2022 1031.2022 - M5008 - SL RESPONSE - MAI 87.37 0.00

01.42.61131 OUTSIDE SVCS-STREET LI 87.37 1031.2022 - M5008 - SL RESPON 02732 Diesel Direct West 12/15/2022 95250 Regular 0.00 800.12 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 84854778 Invoice 12/15/2022 11.21.2022 - ULSD CLEAR - 45.3 GALLONS 253.89 0.00

01.42.62988 VEHICLE-FUEL/OIL/TIRES 253.89 11.21.2022 - ULSD CLEAR - 45.3 84854784 Invoice 12/15/2022 11.21.2022 - GASOLINE UNL - 121.4 GALL 546.23 0.00

01.42.62988 VEHICLE-FUEL/OIL/TIRES 546.23 11.21.2022 - GASOLINE UNL - 1 00087 Elite Tree Service 12/15/2022 95251 Regular 0.00 3,200.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 2022-12-2 Invoice 12/15/2022 12.02.2022 - CORPYARD CLEARING - TOM 3,200.00 0.00

01.42.61105 OUTSIDE SERVICES-TREES 3,200.00 12.02.2022 - CORPYARD CLEARI 02622 Epstein Holtzapple Christo LLP 12/15/2022 95252 Regular 0.00 20,975.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 6423 Invoice 12/15/2022 12.08.2022 - LEGAL COUNCIL - TOWN CO 17,925.00 0.00

01.16.61138 GENERAL COUNSEL LEGA 17,925.00 12.08.2022 - LEGAL COUNCIL - T 6424 Invoice 12/15/2022 12.08.2022 - LEGAL COUNCIL - PLANNING 3,000.00 0.00

01.16.61138 GENERAL COUNSEL LEGA 3,000.00 12.08.2022 - LEGAL COUNCIL - P 6425 Invoice 12/15/2022 12.07.2022 - LEGAL CNCL- BENSON - PSB 0.00 50.00

01.16.61138 GENERAL COUNSEL LEGA 12.07.2022 - LEGAL CNCL- BENS 50.00 00092 Ewing Irrigation Products 12/15/2022 95253 Regular 0.00 163.33 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 18304290 Invoice 12/15/2022 11.22.2022 - IRRIGATION SUPPLIES - CORP 163.33 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 163.33 11.22.2022 - IRRIGATION SUPPLI 00017 Fairfax Building Supply Co. Inc. 12/15/2022 95254 Regular 0.00 44.68 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 256758 Invoice 12/15/2022 12.07.2022 - RECREATION - SUPPLIES - DR 44.68 0.00

21.65.61414 IFF EQUIP MAINT 44.68 12.07.2022 - RECREATION - SUP 02278 Gardeners' Guild 12/15/2022 95255 Regular 0.00 5,578.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 110859 Invoice 12/15/2022 12.01.2022 - SFD BLVD - 2 MEDIANS - DEC 1,017.00 0.00

01.42.61150 OUTSIDE SERVICES-OTHE 1,017.00 12.01.2022 - SFD BLVD - 2 MEDI 110910 Invoice 12/15/2022 12.01.2022 - REDHILL MEDIAN - MAINTEN 2,015.00 0.00

01.42.61150 OUTSIDE SERVICES-OTHE 2,015.00 12.01.2022 - REDHILL MEDIAN - 110911 Invoice 12/15/2022 12.01.2022 - IMAGINATION OARK, TH, M 1,915.00 0.00

01.81.61150 OUTSIDE SERVICES-OTHE 957.50 12.01.2022 - IMAGINATION OAR

14.81.61150 OUTSIDE SERVICES-OTHE 12.01.2022 - IMAGINATION OAR 957.50 110968 Invoice 12/15/2022 12.02.2022 - IMAGINATION PARK, TH, MA 631.00 0.00

01.81.61150 OUTSIDE SERVICES-OTHE 631.00 12.02.2022 - IMAGINATION PAR 02606 Halleh Besharati 12/15/2022 95256 Regular 0.00 1,750.00 ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
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Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008940 Invoice 12/15/2022 12.12.2022 - SPRINKLE BAKING & COOKIN 1,750.00 0.00

21.62.61175 KIDS CULTURE SERVICES 1,750.00 12.12.2022 - SPRINKLE BAKING 00020 Hannibal's Inc Electrical Construction 12/15/2022 95257 Regular 0.00 290.92 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 24885 Invoice 12/15/2022 11.30.2022 - ELECTRICIANS LABOR - MEM 290.92 0.00

70.81.61150 OUTSIDE SERVICES-OTHE 290.92 11.30.2022 - ELECTRICIANS LAB 01850 Hardiman Construction 12/15/2022 95258 Regular 0.00 3,000.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount WEB2844 Invoice 12/15/2022 12.13.2022 - 20 SAVANNAH ROAD - ROAD 0.00 1,500.00

01.00.20314 ROAD BOND 12.13.2022 - 20 SAVANNAH ROA 1,500.00 WEB3469 Invoice 12/15/2022 12.13.2022 - 42 SAVANNAH ROAD - ROAD 0.00 1,500.00

01.00.20314 ROAD BOND 12.13.2022 - 42 SAVANNAH ROA 1,500.00 02410 Hinderliter de Llamas & Associates 12/15/2022 95259 Regular 0.00 1,393.10 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount SIN023461 Invoice 12/15/2022 12.09.2022 - CONTRACT SERVICES - OCT T 1,393.10 0.00

01.12.61150 OUTSIDE SERVICES-OTHE 1,393.10 12.09.2022 - CONTRACT SERVIC 03290 Houseal Lavigne Associates 12/15/2022 95260 Regular 0.00 14,412.50 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 5909 Invoice 12/15/2022 11.30.2022 - CONSULTING SERVICES - HO 14,412.50 0.00

01.18.61150 OUTSIDE SERVICES-OTHE 14,412.50 11.30.2022 - CONSULTING SERV 03359 Jordan Weill 12/15/2022 95261 Regular 0.00 539.83 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 1006 Invoice 12/15/2022 12.08.2022 - REIMBURSEMENT - HILLDAL 539.83 0.00

01.21.61150 OUTSIDE SERVICES-OTHE 539.83 12.08.2022 - REIMBURSEMENT - 01280 Kripa N. Davis 12/15/2022 95262 Regular 0.00 2,524.20 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008939 Invoice 12/15/2022 12.12.2022 - AFTER SCHOOL CARPENTRY - 0.00 2,524.20

21.62.61175 KIDS CULTURE SERVICES 12.12.2022 - AFTER SCHOOL CA 2,524.20 00029 Marin IT 12/15/2022 95263 Regular 0.00 2,060.00
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 2022-119323 Invoice 12/15/2022 12.07.2022 - AGREEMENT HOSTED BACK 2,000.00 0.00

42.21.63003 COMPUTER HARDWARE/ 2,000.00 12.07.2022 - AGREEMENT HOST 2022-24431 Invoice 12/15/2022 12.07.2022 - STREAMLINE IT - NOVEMBER 0.00 60.00

42.21.63003 COMPUTER HARDWARE/ 12.07.2022 - STREAMLINE IT - N 60.00 01036 Matrix HG Inc 12/15/2022 95264 Regular 0.00 305.00 ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
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Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 163722 Invoice 12/15/2022 11.28.2022 - TOWN HALL - SEMI ANNUAL 0.00 305.00

01.11.61506 BLDG. MAINT-OTHER 11.28.2022 - TOWN HALL - SEMI 30.50

01.12.61505 BLDG. MAINT-HEAT/AIR 11.28.2022 - TOWN HALL - SEMI 54.90

01.18.61505 BLDG. MAINT-HEAT/AIR 11.28.2022 - TOWN HALL - SEMI 24.40

01.41.61505 BLDG. MAINT-HEAT/AIR 11.28.2022 - TOWN HALL - SEMI 94.55

01.71.61505 BLDG. MAINT-HEAT/AIR 11.28.2022 - TOWN HALL - SEMI 100.65 00515 Mill Valley Refuse Service Inc 12/15/2022 95265 Regular 0.00 973.36 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 0003455593 Invoice 12/15/2022 12.01.2022 - SFD BLVD @ BANK - SINK & P 973.36 0.00

01.81.61150 OUTSIDE SERVICES-OTHE 973.36 12.01.2022 - SFD BLVD @ BANK 03211 ODP Business Solutions LLC 12/15/2022 95266 Regular 0.00 290.96 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 278857417001 Invoice 12/15/2022 12.05.2022 - LIBRARY - OFFICE SUPPLIES - 0.00 169.54

01.71.62000 OFFICE SUPPLIES 12.05.2022 - LIBRARY - OFFICE S 169.54 278878864001 Invoice 12/15/2022 12.07.2022 - LIBRARY - OFFICE SUPPLIES - 0.00 28.26

01.71.62200 DEPARTMENTAL SUPPLIE 12.07.2022 - LIBRARY - OFFICE S 28.26 278878868001 Invoice 12/15/2022 12.03.2022 - LIBRARY - OFFICE SUPPLIES - 0.00 37.51

01.71.62000 OFFICE SUPPLIES 12.03.2022 - LIBRARY - OFFICE S 37.51 278878871001 Invoice 12/15/2022 12.04.2022 - LIBRARY - OFFICE SUPPLIES - 0.00 55.65

01.71.62000 OFFICE SUPPLIES 12.04.2022 - LIBRARY - OFFICE S 55.65 00128 Pacific Gas & Electric 12/15/2022 95267 Regular 0.00 252.66 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 717-12072022 Invoice 12/15/2022 717 - CORPYARD UTILITIES - 11.04.22 - 12. 252.66 0.00

41.41.61701 UTILITIES-ELECTRICITY 252.66 717 - CORPYARD UTILITIES - 11. 00166 Parisi Transportation Consulting 12/15/2022 95268 Regular 0.00 1,875.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 19191 Invoice 12/15/2022 11.19.2022 - 19040 SAN ANSELMO - PRJC 1,875.00 0.00

01.41.61150 OUTSIDE SERVICES-OTHE 1,875.00 11.19.2022 - 19040 SAN ANSEL 02554 Parkmobile LLC 12/15/2022 95269 Regular 0.00 234.80 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV31319 Invoice 12/15/2022 11.30.2022 - END USER FEES - NOVEMBE 234.80 0.00

01.12.61107 OUTSIDE SVCS-ACCOUNTI 234.80 11.30.2022 - END USER FEES - N 00181 Ross Valley Fire Department 12/15/2022 95270 Regular 0.00 402,556.70 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008937 Invoice 12/15/2022 12.12.2022 - FIRE SRVCS - MONTHLY CON 399,162.58 0.00

01.32.61139 RVFS CONTRACT 399,162.58 12.12.2022 - FIRE SRVCS - MON INV0008938 Invoice 12/15/2022 12.12.2022 - FEES COLLECTED - NOVEMBE 3,394.12 0.00

01.00.20354 DUE TO ROSS VALLEY FIR 3,394.12 12.12.2022 - FEES COLLECTED - 03346 Sage Energy Consulting - NV5 Inc. 12/15/2022 95271 Regular 0.00 8,216.25 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 000000301790 Invoice 12/15/2022 11.22.2022 - PROFESSIONAL SERVICES - O 8,216.25 0.00

01.21.61150 OUTSIDE SERVICES-OTHE 8,216.25 11.22.2022 - PROFESSIONAL SE ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
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Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number 02936 SMITH'S PEST MANAGEMENT 12/15/2022 95272 Regular 0.00 600.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 72137B Invoice 12/15/2022 11.30.2022 - PEST CONTOL - IMAGINATIO 600.00 0.00

14.81.61150 OUTSIDE SERVICES-OTHE 600.00 11.30.2022 - PEST CONTOL - IM 00626 State Water Resources Control Board - SWRCB 12/15/2022 95273 Regular 0.00 10,602.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount SW-0241865 Invoice 12/15/2022 11.29.2022 - ANNUAL PERMIT FEE - 2023 10,602.00 0.00

01.41.61150 OUTSIDE SERVICES-OTHE 10,602.00 11.29.2022 - ANNUAL PERMIT F 00130 Terminix Processing Center 12/15/2022 95274 Regular 0.00 88.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 427601958 Invoice 12/15/2022 12.01.2022 - TH PEST CONTROL - DECEMB 88.00 0.00

01.41.61506 BLDG. MAINT-OTHER 88.00 12.01.2022 - TH PEST CONTROL 03207 Toni DeFrancis 12/15/2022 95275 Regular 0.00 220.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 2022-TC1115 Invoice 12/15/2022 12.03.2022 - TRANSCRIPTION - 5.5 HRS - T 220.00 0.00

01.12.61150 OUTSIDE SERVICES-OTHE 220.00 12.03.2022 - TRANSCRIPTION - 00696 Town of Fairfax 12/15/2022 95276 Regular 0.00 12,616.92 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 2-2022-1030 Invoice 12/15/2022 12.02.2022 - REIMBURSEMENT - SEAN YO 11,407.52 0.00

90.41.61100 OUTSIDE SERVICES 11,407.52 12.02.2022 - REIMBURSEMENT - 3-2022 Invoice 12/15/2022 12.02.2022 - REIMBURSEMENT - CLIMATE 0.00 1,209.40

90.41.61100 OUTSIDE SERVICES 12.02.2022 - REIMBURSEMENT - 1,209.40 00215 Transbay Lock 12/15/2022 95277 Regular 0.00 46.87 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 86454 Invoice 12/15/2022 11.30.2022 - DND KEYS - 11 KEYS 46.87 0.00

01.82.62200 DEPARTMENTAL SUPPLIE 46.87 11.30.2022 - DND KEYS - 11 KEY 03052 ZUMAR 12/15/2022 95278 Regular 0.00 571.24
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 98128 Invoice 12/15/2022 11.10.2022 - OM2-1V - TONECOAT - CORP 571.24 0.00

01.81.61501 BLDG. MAINT-JANITORIAL 571.24 11.10.2022 - OM2-1V - TONECO 03203 Alexis Fineman 12/15/2022 95279 Regular 0.00 379.97 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008942 Invoice 12/15/2022 12.15.2022 - LEAGUE CA CITIES REIMB - S 379.97 0.00

01.11.61000 TRAINING 379.97 12.15.2022 - LEAGUE CA CITIES 00788 David Donery 12/15/2022 95280 Regular 0.00 200.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008941 Invoice 12/15/2022 12.15.2022 REIMBURSEMENT FOR COUN 200.00 0.00

01.21.62202 EMPLOYEE RECOG SUPPLI 200.00 12.15.2022 REIMBURSEMENT F 00651 Sean Condry 12/15/2022 95281 Regular 0.00 1,185.91 ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
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Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008943 Invoice 12/15/2022 12.15.2022 REIMBURSEMENT - DPW TEA 1,185.91 0.00

01.41.61000 TRAINING 1,185.91 12.15.2022 REIMBURSEMENT - 03361 Bob Deutsch 12/19/2022 95282 Regular 0.00 1,994.30 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008969 Invoice 12/19/2022 12.19.2022 - CHESS CLASSES - ASE FALL 20 1,994.30 0.00

21.63.61180 AFTER SCHOOL ENRICHM 1,994.30 12.19.2022 - CHESS CLASSES - A 01631 Caine Starelli 12/19/2022 95283 Regular 0.00 121.80 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008970 Invoice 12/19/2022 12.19.2022 - MAH JONGG DROP INS - 202 121.80 0.00

21.62.61170 ADULT ART & CULTURE SE 121.80 12.19.2022 - MAH JONGG DROP 01876 Chess Wizards 12/19/2022 95284 Regular 0.00 3,080.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 6050 Invoice 12/19/2022 11.11.2022 - CHESS CLASSES - ASE FALL 20 3,080.00 0.00

21.63.61180 AFTER SCHOOL ENRICHM 3,080.00 11.11.2022 - CHESS CLASSES - A 03364 Christine Kelly 12/19/2022 95285 Regular 0.00 30.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 2009460.002 Invoice 12/19/2022 12.19.2022 - REGISTRATION REFUND - 20 30.00 0.00

21.61.48103 TUMBLING 30.00 12.19.2022 - REGISTRATION REF 03365 Colleen Morrison 12/19/2022 95286 Regular 0.00 30.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 2009461.002 Invoice 12/19/2022 12.19.2022 - REGISTRATION REFUND - 20 30.00 0.00

21.61.48103 TUMBLING 30.00 12.19.2022 - REGISTRATION REF 03363 Dana Guastella 12/19/2022 95287 Regular 0.00 30.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 2009459.002 Invoice 12/19/2022 12.19.2022 - REGISTRATION REFUND - 20 30.00 0.00

21.61.48103 TUMBLING 30.00 12.19.2022 - REGISTRATION REF 00060 Elizabeth Touchette 12/19/2022 95288 Regular 0.00 3,665.20 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008967 Invoice 12/19/2022 12.19.2022 - SCIENCE CLASSES - ASE FALL 0.00 3,665.20

21.63.61180 AFTER SCHOOL ENRICHM 12.19.2022 - SCIENCE CLASSES - 3,665.20 03193 Enbridgement, Inc. 12/19/2022 95289 Regular 0.00 44,921.80 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008965 Invoice 12/19/2022 12.19.2022 - ENBRIDGEMENT CLASSES - A 44,921.80 0.00

21.63.61180 AFTER SCHOOL ENRICHM 44,921.80 12.19.2022 - ENBRIDGEMENT C 02606 Halleh Besharati 12/19/2022 95290 Regular 0.00 580.30 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008971 Invoice 12/19/2022 12.19.2022 - HOLIDAY BAKING CLASS - DE 580.30 0.00

21.62.61175 KIDS CULTURE SERVICES 580.30 12.19.2022 - HOLIDAY BAKING C 03192 Language and Cultural Center, Inc. 12/19/2022 95291 Regular 0.00 14,677.60 ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
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Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008966 Invoice 12/19/2022 12.19.2022 - SPANISH CLASSES - ASE FALL 0.00 14,677.60

21.63.61180 AFTER SCHOOL ENRICHM 12.19.2022 - SPANISH CLASSES - 14,677.60 00283 One on One Basketball 12/19/2022 95292 Regular 0.00 14,074.45 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008968 Invoice 12/19/2022 12.19.2022 - SPORTS CLASSES - ASE FALL 0.00 14,074.45

21.63.61180 AFTER SCHOOL ENRICHM 12.19.2022 - SPORTS CLASSES - 14,074.45 03362 Stephanie Portillo 12/19/2022 95293 Regular 0.00 60.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 2009463.002 Invoice 12/19/2022 12.19.2022 - REGISTRATION FEE - REFUND 60.00 0.00

21.61.48103 TUMBLING 60.00 12.19.2022 - REGISTRATION FEE 00024 T & B Sports Inc 12/19/2022 95294 Regular 0.00 7,759.31 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 0000142762 Invoice 12/19/2022 12.19.2022 - BASKETBALL UNIFORMS - 20 7,759.31 0.00

21.61.62961 BASKETBALL SUPPLIES 7,759.31 12.19.2022 - BASKETBALL UNIF 03360 Tam Realty 12/19/2022 95295 Regular 0.00 1,000.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008964 Invoice 12/19/2022 12.15.2022 - BREAKFAST WITH SANTA - RE 1,000.00 0.00

60.00.48141 BREAKFAST WITH SANTA 1,000.00 12.15.2022 - BREAKFAST WITH S 03366 Yulia Reilly 12/19/2022 95296 Regular 0.00 30.00
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 2009462.002 Invoice 12/19/2022 12.19.2022 - REGISTRATION REFUND - 20 30.00 0.00

21.61.48103 TUMBLING 30.00 12.19.2022 - REGISTRATION REF 00003 All Autos Inc. 12/27/2022 95297 Regular 0.00 1,030.37 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 56397 Invoice 12/21/2022 12.06.2022 - SMOG TEST - REPAIR - 94 FO 567.76 0.00

01.42.62988 VEHICLE-FUEL/OIL/TIRES 567.76 12.06.2022 - SMOG TEST - REPAI 56419 Invoice 12/21/2022 12.07.2022 - SMOG INSPECTION - 01 FOR 61.10 0.00

01.42.62988 VEHICLE-FUEL/OIL/TIRES 61.10 12.07.2022 - SMOG INSPECTION 56426 Invoice 12/21/2022 12.07.2022 - SMOG INSPECTION - 92 FOR 61.10 0.00

01.42.62988 VEHICLE-FUEL/OIL/TIRES 61.10 12.07.2022 - SMOG INSPECTION 56465 Invoice 12/21/2022 12.13.2022 - SMOG INSPECTION - 02 DOD 73.10 0.00

01.42.62988 VEHICLE-FUEL/OIL/TIRES 73.10 12.13.2022 - SMOG INSPECTION 56470 Invoice 12/21/2022 12.13.2022 - NEW TIRE - MOUNTING & B 267.31 0.00

01.42.62988 VEHICLE-FUEL/OIL/TIRES 267.31 12.13.2022 - NEW TIRE - MOUN 00196 Altec Systems, Inc 12/27/2022 95298 Regular 0.00 49.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 60721 Invoice 12/21/2022 12.10.2022 - ORIGINAL FICHE - 160 OAK S 49.00 0.00

01.41.61157 PLAN CHECKING 49.00 12.10.2022 - ORIGINAL FICHE - 02975 Angel Casillas 12/27/2022 95299 Regular 0.00 719.01 ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
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Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008973 Invoice 12/21/2022 12.14.2022 - REIMBURSEMENT - CERTIFIE 36.29 0.00

01.41.62003 POSTAGE 36.29 12.14.2022 - REIMBURSEMENT -
INV0008974 Invoice 12/21/2022 12.14.2022 - REIMBURSEMENT - CELL PH 682.72 0.00

01.41.61705 UTILITIES-TELEPHONE 682.72 12.14.2022 - REIMBURSEMENT - 02806 AQUASCAPE POOL SERVICE 12/27/2022 95300 Regular 0.00 209.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 19665 Invoice 12/21/2022 11.30.2022 - FOUNTAIN SRVC - IMAGINAT 209.00 0.00

14.81.61150 OUTSIDE SERVICES-OTHE 209.00 11.30.2022 - FOUNTAIN SRVC - I 00276 BK Krill Corp 12/27/2022 95301 Regular 0.00 575.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 1557 Invoice 12/21/2022 12.15.2022 - JPGS, SINAGE & POSTCARD 0.00 575.00

01.12.61150 OUTSIDE SERVICES-OTHE 12.15.2022 - JPGS, SINAGE & PO 50.00

01.18.61150 OUTSIDE SERVICES-OTHE 12.15.2022 - JPGS, SINAGE & PO 345.00

60.14.62903 PICNICS ON PLAZA 12.15.2022 - JPGS, SINAGE & PO 60.00

70.81.61150 OUTSIDE SERVICES-OTHE 12.15.2022 - JPGS, SINAGE & PO 120.00 00429 California Infrastructure Consultancy, Inc. 12/27/2022 95302 Regular 0.00 7,363.50 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 20027.105 Invoice 12/21/2022 11.02.2022 - PROJECT ENGINEER - SA BP 7,363.50 0.00

12.41.63119 CAPITAL OUTLAY - BRIDG 844.59 11.02.2022 - PROJECT ENGINEE

14.41.63119 CAPTIAL OUTLAY - BRIDG 11.02.2022 - PROJECT ENGINEE 6,518.91 00429 California Infrastructure Consultancy, Inc. 12/27/2022 95303 Regular 0.00 580.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 20027.104 Invoice 12/21/2022 11.02.2022 - PROJECT ENGINEER - SA BP 580.00 0.00

14.41.63119 CAPTIAL OUTLAY - BRIDG 513.47 11.02.2022 - PROJECT ENGINEE

14.41.63119 CAPTIAL OUTLAY - BRIDG 11.02.2022 - PROJECT ENGINEE 66.53 01110 County of Marin/CAL-SLA 12/27/2022 95304 Regular 0.00 945.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008972 Invoice 12/21/2022 12.16.2022 - ANUAL DUES - CALSLA 945.00 0.00

01.42.61131 OUTSIDE SVCS-STREET LI 945.00 12.16.2022 - ANUAL DUES - CAL 02581 CSG Consultants 12/27/2022 95305 Regular 0.00 843.75 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount B222160 Invoice 12/21/2022 12.01.2022 - 834 SFD BLVD - INSTALL CHA 843.75 0.00

01.00.42201 CONSTR: PLAN CHECK 843.75 12.01.2022 - 834 SFD BLVD - INS 00533 Davis Sign Company 12/27/2022 95306 Regular 0.00 635.06 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 35939 Invoice 12/21/2022 12.06.2022 - FLOOD HORN SIGNS - TOWN 0.00 280.00

01.81.61150 OUTSIDE SERVICES-OTHE 12.06.2022 - FLOOD HORN SIGN 280.00 35972 Invoice 12/21/2022 12.15.2022 - FORD GREENE - GIFT SIGN 355.06 0.00

01.41.62200 DEPARTMENTAL SUPPLIE 355.06 12.15.2022 - FORD GREENE - GI 00087 Elite Tree Service 12/27/2022 95307 Regular 0.00 2,145.00 ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
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Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 2022-12-4 Invoice 12/21/2022 12.09.2022 - SAND BAGS - MEMORIAL PA 560.00 0.00

70.81.61150 OUTSIDE SERVICES-OTHE 560.00 12.09.2022 - SAND BAGS - MEM 2022-12-5 Invoice 12/21/2022 12.12.2022 - TARP REPAIR - SAND BAGS 1,585.00 0.00

70.81.61150 OUTSIDE SERVICES-OTHE 1,585.00 12.12.2022 - TARP REPAIR - SAN 02356 Ellen Caldwell 12/27/2022 95308 Regular 0.00 68.22 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 29553 Invoice 12/21/2022 10.27.2022 - REIMBURSEMENT - WATERS 68.22 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 68.22 10.27.2022 - REIMBURSEMENT - 00017 Fairfax Building Supply Co. Inc. 12/27/2022 95309 Regular 0.00 556.74 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 256774 Invoice 12/21/2022 12.08.2022 - 40W LED BULBS - CORPYARD 47.04 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 47.04 12.08.2022 - 40W LED BULBS - C 256778 Invoice 12/21/2022 12.08.2022 - BATTERIES - CORPYARD 46.85 0.00

01.42.62908 SUPPLIES-STREET MAINT 46.85 12.08.2022 - BATTERIES - CORPY 256791 Invoice 12/21/2022 12.08.2022 - FRUIT PICKER - CORPYARD 41.19 0.00

01.42.62200 DEPARTMENTAL SUPPLIE 41.19 12.08.2022 - FRUIT PICKER - CO 256883 Invoice 12/21/2022 12.09.2022 - MISC TOOLS - CORPYARD 13.46 0.00

01.42.62200 DEPARTMENTAL SUPPLIE 13.46 12.09.2022 - MISC TOOLS - COR 256977 Invoice 12/21/2022 12.12.2022 - GATE LATCH - CORPYARD 14.89 0.00

01.42.62909 SUPPLIES-TRAFFIC CONTR 14.89 12.12.2022 - GATE LATCH - COR 256978 Invoice 12/21/2022 12.12.202 - PAINTING SUPPLIES - CORPYA 304.96 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 304.96 12.12.202 - PAINTING SUPPLIES 257049 Invoice 12/21/2022 12.13.2022 - LOCK KEY STORAGE - CORPY 44.13 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 44.13 12.13.2022 - LOCK KEY STORAG 257071 Invoice 12/21/2022 12.14.2022 - WRAP PIPE - CORPYARD 23.52 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 23.52 12.14.2022 - WRAP PIPE - CORP 257143 Invoice 12/21/2022 12.15.2022 - MULTIPURPOSE NET - CORPY 20.70 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 20.70 12.15.2022 - MULTIPURPOSE NE 02803 FISHMAN SUPPLY COMPANY 12/27/2022 95310 Regular 0.00 726.06 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 1375960.4 Invoice 12/21/2022 12.12.2022 - EAR PLUGS - CORPYARD 24.68 0.00

01.42.62200 DEPARTMENTAL SUPPLIE 24.68 12.12.2022 - EAR PLUGS - CORP 1376482.3 Invoice 12/21/2022 12.14.2022 - POISON IVY CONTACT CLEAN 41.75 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 41.75 12.14.2022 - POISON IVY CONTA 1381239 Invoice 12/21/2022 12.06.2022 - WORK GEAR - CORPYARD 172.13 0.00

01.81.61413 EQUIPMENT MAINT.-OTH 172.13 12.06.2022 - WORK GEAR - COR 1381239.1 Invoice 12/21/2022 12.15.2022 - WORK GEAR - CORPYARD 45.47 0.00

01.81.61413 EQUIPMENT MAINT.-OTH 45.47 12.15.2022 - WORK GEAR - COR 1381413 Invoice 12/21/2022 12.07.2022 - WORK GEAR - CORPYARD 351.10 0.00

01.81.61413 EQUIPMENT MAINT.-OTH 351.10 12.07.2022 - WORK GEAR - COR 1381413.1 Invoice 12/21/2022 12.15.2022 - WORK GEAR - CORPYARD 90.93 0.00

01.81.61413 EQUIPMENT MAINT.-OTH 90.93 12.15.2022 - WORK GEAR - COR 02278 Gardeners' Guild 12/27/2022 95311 Regular 0.00 9,305.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 111005 Invoice 12/21/2022 12.09.2022 - SOLAR CONTROLLER - RED H 8,430.00 0.00

01.42.61150 OUTSIDE SERVICES-OTHE 8,430.00 12.09.2022 - SOLAR CONTROLLE ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
36 Check Report Date Range: 12/01/2022 - 12/31/2022
1/4/2023 11:10:02 AM Page 20 of 23
Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number 111006 Invoice 12/21/2022 12.09.2022 - COLOR INSTALLATION - IMA 875.00 0.00

01.42.61150 OUTSIDE SERVICES-OTHE 875.00 12.09.2022 - COLOR INSTALLATI 02861 H & H PRINTING, INC 12/27/2022 95312 Regular 0.00 2,274.01 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 12969-P Invoice 12/21/2022 12.13.2022 - POSTCARD MAILING - POSTA 2,274.01 0.00

01.18.61150 OUTSIDE SERVICES-OTHE 2,274.01 12.13.2022 - POSTCARD MAILIN 00020 Hannibal's Inc Electrical Construction 12/27/2022 95313 Regular 0.00 4,668.43 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 24886 Invoice 12/21/2022 12.08.2022 - LAMP REPAIR - REPLACEME 4,138.78 0.00

01.42.61150 OUTSIDE SERVICES-OTHE 4,138.78 12.08.2022 - LAMP REPAIR - REP 24889 Invoice 12/21/2022 12.08.2022 - DIGITAL LIGHT TIMERS - INS 293.40 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 293.40 12.08.2022 - DIGITAL LIGHT TI 24892 Invoice 12/21/2022 12.08.2022 - HORN COMPRESSOR - REPAI 236.25 0.00

41.41.61701 UTILITIES-ELECTRICITY 236.25 12.08.2022 - HORN COMPRESS 01850 Hardiman Construction 12/27/2022 95314 Regular 0.00 1,500.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount WEB4644 Invoice 12/29/2022 12.15.2022 - 151 ALDER AVE - ROAD BON 1,500.00 0.00

01.00.20372 ST CUT INSPECTN COST 1,500.00 12.15.2022 - 151 ALDER AVE - R 03367 Herbert M. Rowland, Jr. 12/27/2022 95315 Regular 0.00 2,310.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 1957 Invoice 12/21/2022 12.09.2022 - PROFESSIONAL SERVICES - L 2,310.00 0.00

01.12.61150 OUTSIDE SERVICES-OTHE 2,310.00 12.09.2022 - PROFESSIONAL SE 03281 Jaime E. Valle 12/27/2022 95316 Regular 0.00 5,500.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 121622 Invoice 12/21/2022 12.17.2022 - PLAN CHECKING & INSPECTI 5,500.00 0.00

01.41.61157 PLAN CHECKING 5,500.00 12.17.2022 - PLAN CHECKING & 03359 Jordan Weill 12/27/2022 95317 Regular 0.00 703.18 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 1007 Invoice 12/21/2022 12.16.2022 - REIMBURSEMENT - HILLDAL 703.18 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 703.18 12.16.2022 - REIMBURSEMENT - 03322 Juan Ladaverde 12/27/2022 95318 Regular 0.00 2,046.57 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008975 Invoice 12/21/2022 12.16.2022 - PAINTING SUPPLIES - MEMO 372.43 0.00

70.81.61150 OUTSIDE SERVICES-OTHE 372.43 12.16.2022 - PAINTING SUPPLIE INV0008976 Invoice 12/21/2022 12.16.2022 - PAINTING SRVCS - 30 HRS 1,500.00 0.00

70.81.61150 OUTSIDE SERVICES-OTHE 1,500.00 12.16.2022 - PAINTING SRVCS - INV0008977 Invoice 12/21/2022 12.16.2022 - REIMBURSEMENT - PAINTIN 174.14 0.00

70.81.61150 OUTSIDE SERVICES-OTHE 174.14 12.16.2022 - REIMBURSEMENT - 03228 MGE Engineering Inc 12/27/2022 95319 Regular 0.00 4,160.00 ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
37 Check Report Date Range: 12/01/2022 - 12/31/2022
1/4/2023 11:10:02 AM Page 21 of 23
Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 663.04 Invoice 12/21/2022 11.02.2022 - PROJECT ENGINEER - 13 HRS 0.00 4,160.00

12.41.63119 CAPITAL OUTLAY - BRIDG 11.02.2022 - PROJECT ENGINEE 238.58

14.41.63119 CAPTIAL OUTLAY - BRIDG 11.02.2022 - PROJECT ENGINEE 2,080.00

14.41.63119 CAPTIAL OUTLAY - BRIDG 11.02.2022 - PROJECT ENGINEE 1,841.42 01256 Miksis Services Inc 12/27/2022 95320 Regular 0.00 6,430.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 316162 Invoice 12/21/2022 11.16.2022 - VIDEO MONITOR - CLEANIN 6,430.00 0.00

70.81.61150 OUTSIDE SERVICES-OTHE 6,430.00 11.16.2022 - VIDEO MONITOR - 00118 North Bay Lighting & Electrical Supply 12/27/2022 95321 Regular 0.00 961.40 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 67284 Invoice 12/21/2022 11.29.2022 - LED BULBS - LIBRARY 589.95 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 589.95 11.29.2022 - LED BULBS - LIBRA 67679 Invoice 12/21/2022 12.07.2022 - BULBS - LIBRARY 256.74 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 256.74 12.07.2022 - BULBS - LIBRARY 67726 Invoice 12/21/2022 12.08.2022 - LED BULBS - ICC 114.71 0.00

01.81.62200 DEPARTMENTAL SUPPLIE 114.71 12.08.2022 - LED BULBS - ICC 03211 ODP Business Solutions LLC 12/27/2022 95322 Regular 0.00 866.27 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 270214828001 Invoice 12/21/2022 12.05.2022 - DESK - RISER - PLANNING 430.05 0.00

01.41.62200 DEPARTMENTAL SUPPLIE 430.05 12.05.2022 - DESK - RISER - PLA 280677803001 Invoice 12/21/2022 12.15.2022 - OFFICE CHAIR - PLANNING 436.22 0.00

01.41.62200 DEPARTMENTAL SUPPLIE 436.22 12.15.2022 - OFFICE CHAIR - PL 02870 RHAA 12/27/2022 95323 Regular 0.00 6,473.25
Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 0024595 Invoice 12/21/2022 12.08.2022 - DESIGN REFINEMENT - CREE 6,473.25 0.00

71.81.61150 OUTSIDE SERVICES-OTHE 6,473.25 12.08.2022 - DESIGN REFINEME 00182 Roto-Rooter Plumbers 12/27/2022 95324 Regular 0.00 4,090.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 57186995 Invoice 12/21/2022 12.15.2022 - VACTOR FLUSH - STORM DR 4,090.00 0.00

01.42.61123 OUTSIDE SVCS-DRAINAGE 4,090.00 12.15.2022 - VACTOR FLUSH - ST 01359 Siegfried Engineering Inc 12/27/2022 95325 Regular 0.00 17,095.50 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 44576 Invoice 12/21/2022 12.12.2022 - ENGINEERING SRVCS - NOVE 12,847.50 0.00

19.41.63109 UNPROGRAMMED RESUR 12,847.50 12.12.2022 - ENGINEERING SRV 44577 Invoice 12/21/2022 12.12.2022 - ENGINEERING SRVCS - MEM 4,248.00 0.00

70.81.61150 OUTSIDE SERVICES-OTHE 4,248.00 12.12.2022 - ENGINEERING SRV 00130 Terminix Processing Center 12/27/2022 95326 Regular 0.00 135.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 5161933 Invoice 12/21/2022 12.15.2022 - 237 CRESENT RD - PEST CON 135.00 0.00

01.41.61506 BLDG. MAINT-OTHER 135.00 12.15.2022 - 237 CRESENT RD - 03094 TRC Companies 12/27/2022 95327 Regular 0.00 792.00 ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
38 Check Report Date Range: 12/01/2022 - 12/31/2022
1/4/2023 11:10:02 AM Page 22 of 23
Vendor Number Vendor Name Payment Date Discount Amount Payment Type Payment Amount Number Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 38910 Invoice 12/21/2022 12.12.2022 - INSPECTOR SRVC - BOLINAS 0.00 792.00

01.41.61150 OUTSIDE SERVICES-OTHE 12.12.2022 - INSPECTOR SRVC - 792.00 00362 Town of San Anselmo 12/07/2022 DFT04001 Bank Draft 0.00 228,824.86 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008912 Invoice 12/07/2022 12-15-2022 TSA To Fund Payroll 228,824.86 0.00

01.00.20299 PAYROLL PAYABLE 163,920.42 12-15-2022 TSA To Fund Payroll

01.00.20299 PAYROLL PAYABLE 12-15-2022 TSA To Fund Payroll -1,225.87

01.00.20299 PAYROLL PAYABLE 12-15-2022 TSA To Fund Payroll 3,694.50

12.00.20299 PAYROLL PAYABLE 12-15-2022 TSA To Fund Payroll 8,781.76

12.00.20299 PAYROLL PAYABLE 12-15-2022 TSA To Fund Payroll -46.25

19.00.20299 PAYROLL PAYABLE 12-15-2022 TSA To Fund Payroll 6,304.67

21.00.20299 PAYROLL PAYABLE 12-15-2022 TSA To Fund Payroll 31,605.25

21.00.20299 PAYROLL PAYABLE 12-15-2022 TSA To Fund Payroll -230.00

27.00.20299 PAYROLL PAYABLE 12-15-2022 TSA To Fund Payroll 16,020.38 00362 Town of San Anselmo 12/16/2022 DFT04020 Bank Draft 0.00 185,697.60 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount INV0008963 Invoice 12/16/2022 12-30-2022 TSA To Fund Payroll 185,697.60 0.00

01.00.20299 PAYROLL PAYABLE 132,624.92 12-30-2022 TSA To Fund Payroll

01.00.20299 PAYROLL PAYABLE 12-30-2022 TSA To Fund Payroll 3,694.50

01.00.20299 PAYROLL PAYABLE 12-30-2022 TSA To Fund Payroll -1,225.87

12.00.20299 PAYROLL PAYABLE 12-30-2022 TSA To Fund Payroll 6,371.50

12.00.20299 PAYROLL PAYABLE 12-30-2022 TSA To Fund Payroll -46.25

19.00.20299 PAYROLL PAYABLE 12-30-2022 TSA To Fund Payroll 3,675.09

21.00.20299 PAYROLL PAYABLE 12-30-2022 TSA To Fund Payroll 29,880.51

21.00.20299 PAYROLL PAYABLE 12-30-2022 TSA To Fund Payroll -230.00

27.00.20299 PAYROLL PAYABLE 12-30-2022 TSA To Fund Payroll 10,953.20 01281 Payroll Resources Group 12/16/2022 DFT04021 Bank Draft 0.00 85.00 Account Number Account Name Item Description Distribution Amount Payable # Post Date Payable Description Payable Amount Payable Type Discount Amount 10992 Invoice 12/16/2022 December 2022 S125 Processing Fees 85.00 0.00

01.12.61107 OUTSIDE SVCS-ACCOUNTI 85.00 December 2022 S125 Processin Regular Checks
Manual Checks
Voided Checks
Discount
Payment
Payment Type Count
Bank Code AP Summary
Bank Drafts
EFT's
138
0 6
3 0

0.00 0.00

0.00 0.00

0.00 147 0.00
Payment
985,161.87

0.00 0.00
414,607.46

0.00 1,399,769.33
Payable
Count
292
0 0
3 0
295
ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
39 Check Report Date Range: 12/01/2022 - 12/31/2022
1/4/2023 11:10:02 AM Page 23 of 23
All Bank Codes Check Summary
Payment Type Discount
Payment
Count Payment
Payable
Count
Regular Checks
Manual Checks
Voided Checks
Bank Drafts
EFT's
138
0 6
3 0

0.00 0.00

0.00 0.00

0.00 147 0.00
985,161.87

0.00 0.00
414,607.46

0.00 1,399,769.33
292
0 0
3 0
295
Fund Name Period Amount
Fund Summary
99 POOLED CASH - OPERATING 12/2022 1,399,769.33
1,399,769.33
ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
40 Town of San Anselmo
Staff Report
525 San Anselmo
Avenue
San Anselmo, CA
94960
Town of San Anselmo Item 2. Page 1 of 2 Printed on 1/5/2023 TO: TOWN COUNCIL January 10, 2023 Item #: 2.

FROM:

Serge Avila, Town Clerk
SUBJECT:
..titl e
Approve Resolution of the Town Council Authorizing the Appropriation of Funds for the Purchase of iPads for the Installation and use of the Granicus- iLegislate Digital Agenda Application.
..end

RECOMMENDATION
..recommendation
Staff recommends authorizing the purchase of six (6) iPads for an amount no to exceed $8,400 for the installation and use of Granicus- iLegislate intuitive digital agenda application for use by Town Councilmembers.
..body

BACKGROUND
The Town of San Anselmo has been providing hard copies of its agenda packets ranging from 50 to 200 plus pages for every meeting for most Councilmembers. For years staff has assembled paper packets that are distributed before meetings, which has required staff time and printing costs. The Town Clerk’s office was prompted to review and introduce a cost-effective solution to reduce the time to print and assemble packets as well as to reduce copy paper usage and disposal. In addition, staff sought an option that would provide Councilmembers with easy access to the agenda packets by eliminating the need to pick-up printed materials in person.

ANALYSIS
After reviewing the current Granicus Legistar Agenda Management platform and speaking with Granicus representatives, iLegislate was suggested as an option. iLegislate is an intuitive digital agenda application that allows users to view meeting agendas on a tablet device that has a built-in research and annotation tool; iLegislate software is available to the Town of San Anselmo and is free of charge. Attachment 1 contains information on all the functionalities of iLegislate. However, the Town would be required to purchase tablets that can be used by Council members to access the application.

FISCAL IMPACT
The purchase of the iPad devices will have a fiscal impact not expected to exceed of $8400. Funds are available from the Technology Replacement Fund. 41 TO: TOWN COUNCIL January 10, 2023 Item #: 2.

Town of San Anselmo Item 2. Page 2 of 2 Printed on 1/5/2023

GENERAL PLAN CONSISTENCY
The proposed Resolution is consistent with the Town of San Anselmo Chapter 4 Waste Reduction Strategies of the Climate Action Plan 2030

CEQA AND CLIMATE ACTION PLAN CONSISTENCY
The proposed Ordinance Amendment is exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15378(b)(5) because it is not a “project’ under CEQA; CEQA Guidelines section 15061(b)(3), the “common sense exemption”, because the proposed Ordinance Amendment will not have a significant environmental effect; and CEQA Guidelines section 15307 and 15308 as an action taken by a regulatory agency to protect the environment.

CONCLUSION
Staff recommends that the Town Council consider the approval of the proposed Resolution.

ATTACHMENTS
Attachment 1- iLegislate Information
Attachment 2- Draft Resolution
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ITEM 2- ATTACHMENT 1
ITEM 2- ATTACHMENT 1
43 ITEM 2- ATTACHMENT 2
ITEM 2- ATTACHMENT 1
RESOLUTION NO.

RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF SAN ANSELMO AUTHORIZING THE

PURCHASE OF SIX IPADS FOR THE INSTALLATION AND USE OF ILEGISLATE APP FOR AN AMOUNT NOT TO EXCEED $8,400.

WHEREAS, Town Council has requested Agenda Packets before its meetings; and WHEREAS, staff has been printing and assembling agenda packets for most of the Councilmembers; and
WHEREAS, the Town Clerk’s office has reviewed and introduced a cost-effective and streamlined solution for this task; and
WHEREAS, Granicus-iLegislate is a free of charge digital agenda application that provides access to agenda packets via iPads; and
WHEREAS, Granicus has almost 40 years of government focused experience supporting overt 1,000 jurisdictions.

NOW, THEREFORE, BE IT RESOLVED THAT the Town Council authorizes the purchase of six iPads for an amount not to exceed $8,400.

PASSED AND ADOPTED at the regular meeting of the Town Council of the Town of San Anselmo held on the 10th day of January, 2023, by the following vote:

AYES: Councilmember:

NOES: Councilmember:

ABSENT: Councilmember:

Steve Burdo, Mayor
Attest:

Serge Avila, Town Clerk
44 Town of San Anselmo
Staff Report
525 San Anselmo
Avenue
San Anselmo, CA
94960
Town of San Anselmo Item 3. Page 1 of 5 Printed on 1/9/2023 TO: TOWN COUNCIL January 10, 2023 Item #: 3.

FROM:

Heidi Scoble, Planning Director
SUBJECT:
..titl e
Review the Public Draft 6th Cycle Housing Element and Approve by Motion the Submittal of the Draft to the California Department of Housing and Community Development
..end

RECOMMENDATION
..recommendation
Approve by motion the submittal of the Public Draft 6th Cycle Housing Element to the California Department of Housing and Community Development (HCD) for review at the close of the 30-day public review period ending on January 12, 2023. Prior to submittal to HCD, allow staff to make the following changes to the document if necessary:

1. Changes responding to Town Council feedback on January 10, 2023

2. Non-substantive changes responding to public input received by January 12, 2023.

If there are no changes to the document, as required by HCD, the final draft may be submitted to HCD 10-days after the close of public comment, on January 22, 2023. ..body

BACKGROUND
The Housing Element is one of seven mandatory elements that must be included in the Town of San Anselmo’s General Plan. The Housing Element outlines goals, polices, implementation programs, and quantified objectives that will plan for the housing needs of all segments of San Anselmo’s population. The Housing Element serves as San Anselmo’s blueprint for meeting the housing needs of its residents at all economic levels and addressing segments of the population with special housing needs. Unlike other mandatory General Plan elements, the Housing Element is required to be updated every eight years and must be reviewed and certified by the California Department of Housing and Community Development (HCD).

State law does not require municipalities to construct new housing units; however, local governments must plan for and demonstrate adequate sites to satisfy their share of projected housing needs for all economic segments of the community, known as the Regional Housing Needs Assessment or “RHNA”. HCD determines the total number of housing units necessary for each region in California over an 8-year period, which are then allocated to each individual jurisdiction by the regional government association. For the current Housing Element cycle the Association of Bay Area Governments (ABAG) 45 TO: TOWN COUNCIL January 10, 2023 Item #: 3.

Town of San Anselmo Item 3. Page 2 of 5 Printed on 1/9/2023 has allocated San Anselmo a total of 833 housing units, divided by various income levels.

The Housing Element is required to include:
• Assessment of the unique characteristics of the San Anselmo’s population and households
• Inventory of sites pursuant to California Government Code Section 65583, which establishes the content requirements of a Housing Element (see Attachment 2).

Additionally, consistent with Government Code Section 65583.2, HCD has published a memorandum regarding a Housing Element Site Inventory Guidebook that details the requirements for the Town’s inventory of residential sites to accommodate the RHNA (see Attachment 3). Noted above, the Town’s RHNA allocation for Cycle 6 is 833 Units. Lastly, the 6th Cycle Housing Element will for the first time, address Affirmatively Furthering Fair Housing (AFFH) requirements (see Attachment 4). AFFH is a set of federal and state laws which require jurisdictions to combat housing discrimination, eliminate racial bias, undo historic patterns of segregation, lift barriers that restrict access to foster inclusive communities, achieve racial equity, and guarantee fair housing choice.

In 2022, the Town began the 6th Cycle Housing Element Update process. In May 2022, the Town Council approved a Professional Services Agreement for Houseal Lavigne to help prepare the Draft Housing Element and update the Safety Element. In June 2022, the Town Council established the Housing Element Advisory Committee (HEAC) and appointed two councilmembers, one planning commissioner and four residents. Prior to the release of the Public Draft Housing Element, there have been two community workshops (July 21, 2022 and August 25, 2022), the HEAC has conducted five public meetings (July 11, 2022, July 21, 2022, September 1, September 26, 2022, and November 3, 2022), and the Town Council received an update and confirmed the Housing Opportunity Sites on October 11, 2022. Town Staff has also participated in two community pop-up events (On the Avenue (October 14, 2022) and the Goblin Spooktacular (October 28, 2022)).

On December 12, 2022 the Public Draft Housing Element was released. The Public Draft was made accessible on the Town of San Anselmo homepage and the Town’s Housing Element Update website. A town-wide postcard was mailed to all residents informing them of the release of the Public Draft Housing Element and providing information about submitting comments.

On December 15, 2022, the HEAC conducted a public meeting to receive a presentation from staff, accept public comment, and provide a recommendation to the Town Council regarding the Public Draft Housing Element. The comments from the HEAC included a request to ensure the Housing Element will address ownership equity to facilitate making home ownership more realistic (e.g., consideration of a down payment assistance program) and recommended the draft document move forward to the Town Council for consideration.

On December 19, 2022, the Planning Commission conducted a public meeting to receive a presentation from staff, accept public comment, and provide a recommendation to the Town Council regarding the Public Draft Housing Element. The Planning Commission unanimously recommended the Town Council consider the adoption of the Draft Housing Element as proposed. A member of the public also 46 TO: TOWN COUNCIL January 10, 2023 Item #: 3.

Town of San Anselmo Item 3. Page 3 of 5 Printed on 1/9/2023 provided public comment requesting that the existing R-1 Housing Opportunity Sites proposed to be rezoned to either R-2 and R-3 not be permitted and that the existing R-3 densities remain at 20 units to the acre instead of the proposed 30-units to the acre.

The public comment received was focused on the following Housing Opportunity sites between Tamalpais Avenue to the North, Ross Avenue to the South, San Anselmo Avenue to the East and Sunnyside Avenue to the West (refer to Appendix B of the Public Draft Housing Element): 24, 25, 32, 33, 34, 35, 36, 37, 38, 39, 41, 43, 44, 45, 46, 47, 48, 49, 50, 51, 52, 54, 55, and 56.

DISCUSSION
The San Anselmo Public Draft Housing Element has been written to include eight sections that cover topics required by State law, in addition to two appendices to reflect public participation and a Map Book to show the Housing Opportunity Sites.

Specifically, the Public Draft Housing Element includes the following:

1. Section 1: Introduction. Provides an overview of the purpose and requirements of a Housing Element, key housing terms, sources of housing data, consistency with the San Anselmo General Plan, public participation overview, and a review of the Cycle 5 past performance.

2. Section 2: Housing Needs and Constraints Executive Summary. Overview of Housing Needs discussed in Section 3 and Housing Constraints discussed in Section 4.

3. Section 3: Housing Needs. Examines demographic, employment and housing trends and conditions and identifies existing and projected housing needs of the community, with attention paid to special housing needs (e.g., large families, persons with disabilities, female-headed households, employee housing, and people of diverse social and economic backgrounds).

4. Section 4: Housing Constraints. Analyzes and recommends remedies for existing and potential governmental and nongovernmental barriers to housing development.

5. Section 5: Housing Resources. Identifies a list of federal, state, and local programs to achieve the policies, programs, and actions listed in the Housing Element, in addition to opportunities for energy conservation.

6. Section 6: Housing Opportunities. Identifies existing and opportunity sites for housing development or redevelopment to ensure there is adequate land zoned for housing to meet the future need at all income levels.

7. Section 7: Affirmatively Furthering Fair Housing. Provides an analysis of existing fair housing and segregation issues and includes a plan to address any identified disparities in housing needs, displacement, or access to opportunity.

8. Section 8: Polices, Programs, and Actions. Identifies an Action Matrix with coordinated policies, programs, and actions to reduce barriers to housing and promote a variety of housing types and levels of affordability throughout the community. The Action Matrix identifies the Town lead, time frame, and quantifiable 47 TO: TOWN COUNCIL January 10, 2023 Item #: 3.

Town of San Anselmo Item 3. Page 4 of 5 Printed on 1/9/2023 metrics for each action to ensure the Town is held accountable for Housing Element Implementation.

9. Appendix A: Public Participation. Includes past presentations at various public meetings and community workshops, summary of the community responses to an Accessory Dwelling Unit (ADU) Questionnaire (March through May 2022) prepared for both owner and residents, and a Housing Element Community Feedback Form (October through November 2022).

10.Appendix B: Map Book. Identifies 170 Housing Opportunity Sites, realistic capacity, existing units, and new net units that could be developed.

Staff is requesting the Town Council review the public draft and provide staff with any comments or recommended changes that can be incorporated into the final draft.

Additionally, the Town Council is required to consider public comment received during the Draft Housing Element’s 30-day public review period. The Town has received two public comments, which are included below for the Council’s consideration. As explained below, staff does not recommend modification of the Housing Element in response to these public comments.

First, Public Comment was received regarding the proposed Housing Opportunity Sites requesting less density. Housing Opportunity Sites are shown in the spreadsheet (see Attachment 5) that includes three tables that are sorted by Site, Street Name, Realistic Density/Acre, and Existing Density by Zoning. In summary, the public comment relates to 62 residential lots, 35 of which will have a “Realistic Density/Acre” of less than 20 units/acre, 11 lots would have a density of 20 units/acre, and 16 lots would have more than 20 units/acre.

Existing zoning density for the subject Housing Opportunity Sites would allow for 69 additional units and there are currently 71 existing units. The proposed rezoning included in the Public Draft Housing Element would result in an increase of 103 new units (of the 833 allocated RHNA units) for a total of 174 units in the subject area.

After respectful consideration of the public comment, staff suggests the increase in units included in the Public Draft Housing Element is reasonable given the location and proximity to public transportation and services; therefore staff does not recommend any changes to the Draft. Staff also notes that because the Housing Element focuses on policies, programs, and actions that include a strong emphasis on maintaining the Town’s small-town character, ambiance, and visual and aesthetic qualities, developmental changes to the surrounding area would be consistent with the tenets of the General Plan’s Land Use Goals.

Second, the Town received public comment regarding proposed actions to facilitate home ownership equity, such as providing a down payment assistance program. Home ownership equity is important to the Town. However, since any down payment assistance program will be a cost to the General Fund, staff suggests that this discussion occur at a later date outside of consideration of the Housing Element. Also, the Public Draft Housing Element includes policies to further affordable housing such as Policy 5, Eliminate Barriers to the Development of Market Rate and Affordable Housing”, and Program 5.5, Establish an Affordable Housing Impact Fee Program (AHIFP). The purpose of the AHIFP is to levy a fee upon the construction of new 48 TO: TOWN COUNCIL January 10, 2023 Item #: 3.

Town of San Anselmo Item 3. Page 5 of 5 Printed on 1/9/2023 above-market housing development to create a funding mechanism to subsidize or offset certain construction costs for affordable housing. Staff estimates that the proposed AHIFP will be presented to the Town Council in Fall 2024.

FISCAL IMPACT
The fiscal impacts associated with the Housing Element Update include the preparation of the Housing Element by the consultant, Houseal Lavigne, in the amount of $283,453 (May 10, 2023, Town Council approval) and staff time.

GENERAL PLAN CONSISTENCY
The Housing Element Update is intended to bring elements of the General Plan into conformance with State law.

ENVIRONMENTAL REVIEW
Consideration of the Public Draft Housing Element and direction to staff to submit to HCD for review is statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines section 15378 as it does not constitute a “project”.

CONCLUSION
Next steps will include the incorporation of Town Council direction and public comments received into the final Draft Housing Element to be sent to HCD for the legally required 90-day review. The Housing Element will then be brought back to the Town Council.

ATTACHMENTS

1. Draft Housing Element

2. Government Code Section 65583

3. Housing Element Site Inventory Guidebook

4. Affirmatively Furthering Fair Housing

5. Residential Density Analysis in Response to Public Comment

6. Public Outreach Post Card
49 Town of San Anselmo
December 12, 2022
For Public Review
2023-2031

HOUSING ELEMENT
50 51
Section 1: Introduction 1
Section 2: Housing Needs and Constraints Executive Summary 49 Section 3: Housing Needs 53
Section 4: Housing Constraints 83
Section 5: Housing Resources 103
Section 6: Housing Opportunities 109
Section 7: Affirmatively Furthering Fair Housing 117
Section 8: Policies, Programs, and Actions 225
Appendix A: Public Participation A1
Appendix B: Map Book B1

TABLE OF CONTENTS
52 1

INTRODUCTION
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2 INTRODUCTION
Purpose of the Housing Element
The Housing Element of the San Anselmo General Plan will facilitate future housing growth intended to meet the needs of the community, along with the State’s housing goals as set forth in Article 10.6 of the California Government Code. All municipalities and counties in the State of California are required to update their housing element every eight years in response to evolving housing needs. This Housing Element has been prepared to respond to current and near-term future housing needs in San Anselmo. It contains updated information and strategic directions (goals, policies, and action programs) that the Town is committed to undertaking to address local housing needs.

Affordability in Marin County and the Bay Area is an important issue. San Anselmo’s housing conditions are reflective of many area-wide and even nation-wide trends. Over the past thirty years housing costs have skyrocketed out of proportion beyond many residents' ability to afford housing; and interest rates, construction costs and high land costs all contribute to the ultimate cost of housing. This has several implications as it becomes more difficult to fill vacant jobs; traffic increases due to workers commuting from other cities; and many young families, and longtime residents are forced to relocate because they can no longer afford to live in the community.

This Housing Element builds upon the goals, policies, and implementing programs contained in the Town’s 2015-2023 Housing Element, which was certified by the California Department of Housing and Community Development (HCD) and adopted on May 12, 2015. As with the 2015-2023 Housing Element, this Element recognizes the Town’s limitations in addressing housing problems due to the limited availability of developable land and funding resources. The Town is largely developed per the prescribed zoning, with the exception of infill and mixed-use areas. Most other available residential sites are small or steep sites with limitations due to inaccessibility, soil instability, drainage issues, and few parking options.

The Town also faces environmental constraints such as steep slope, WUI areas, and San Anselmo Creek flood plain. 54 12/12/2022 DRAFT FOR PUBLIC REVIEW
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State Law Requirements for Housing Elements
State law requires each city and county to adopt a General Plan containing at least seven elements, including a Housing Element. Regulations regarding Housing Elements are found in the California Government Code Article 10.6 Sections 65580-65589.11. Although the Housing Element must follow State law, it is a local document by nature. The San Anselmo Housing Element focuses on the needs, desires, and vision of San Anselmo residents as it relates to housing in the community.

Unlike the other mandatory General Plan elements, the Housing Element is required to be updated every eight years, and it is subject to detailed statutory requirements and mandatory review by HCD. In accordance with State law, the Housing Element must:
• Provide goals, policies, quantified objectives, and scheduled programs to preserve, improve and develop housing. • Identify and analyze existing and projected housing needs for all economic segments of the community. • Identify adequate sites that will be zoned and available (prior to Housing Element adoption) within the eight-year housing cycle to meet the Town’s fair share of regional housing needs at all income levels. • Be internally consistent with other parts of the General Plan. • Be submitted to the HCD to determine if HCD “certifies” the Housing Element is in compliance with State law.

State law establishes detailed content requirements for Housing Elements and requires a regional “fair share” approach to distributing housing needs. State Housing Element law recognizes that in order for the private sector to address housing needs and demand, local governments must adopt land-use plans and implementing regulations that provide opportunities for housing development without unduly constraint.

In accordance with State law, the Housing Element must be consistent and compatible with other General Plan elements. Additionally, the Housing Element should provide clear policy and direction for making decisions pertaining to zoning, subdivision approval, housing allocations, and capital improvements. The housing action program must also identify adequate residential sites available for a variety of housing types for all income levels; assist in developing adequate housing to meet the needs of lower and moderate-income households; address governmental constraints to housing maintenance, improvement, and development; conserve and improve the condition of the existing affordable housing stock; and promote housing opportunities for all persons.
55 Definitions of Key Housing Terms
In the context of Housing Elements, “affordable housing” generally focuses on housing for extremely low, very low-, low- and moderate-income households, but may also address housing for above moderate-income households. Generally, housing that costs no more than 30 percent of household income is considered affordable. This is especially true for lower income families. So how much do extremely low, very low-, low- and moderate-income households earn and who are they? The definitions below are used throughout this Housing Element. • Accessible Housing: Units accessible and adaptable to the needs of the physically disabled. • Emergency Shelter. Emergency shelter means housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay. • Housing Affordability: The generally accepted measure for determining whether a person can afford housing means spending no more than 30 percent of one’s gross household income on housing costs, including utilities, principal, and interest. For example, a teacher earning $50,000 per year can afford $1,250 per month for housing. A police officer or fire fighter earning $60,000 can afford up to $1,500 per month. • Housing Density: The number of dwelling units per acre of land. Gross density includes all the land within the boundaries of a particular area and excludes nothing. Net density excludes certain areas such as streets, open spaces, easements, water areas, etc. • Income Categories: Household income classifications, defined as a percentage of area median household income, as follows:
◦ Acutely Low-Income Households: Acutely low-income households earn between 0-15 percent of the area median income (AMI).

According to HCD’s 2022 income limits, an acutely low-income family of four in Marin County would earn up to $24,900. ◦ Extremely Low-Income Households: Government Code Section 65583(a) requires local Housing Elements to provide “Documentation of projections and a quantification of the locality’s existing and projected housing needs for all income levels, including extremely low-income households (GC 65583 (a)(1)).” Extremely low-income is a subset of the very low-income regional housing need and is defined as households earning between 15-30 percent of AMI. According to HCD’s 2022 income limits, an extremely low-income family of four in Marin County would earn up to $55,900.
◦ Very Low-Income Households: Very low-income households earn between 30-50 percent of AMI. According to HCD’s 2022 income limits, a very low-income family of four in Marin County would earn up to $93,200. Low-Income Households: Low-income households earn between 50-80 percent of AMI; the term may also be used to mean 0-80 percent of AMI. According to HCD’s 2022 income limits, a low-income family of four in Marin County would earn up to $149,100. ◦ Median Household Income (MFI): The middle point at which half of the municipality's households earn more, and half earn less. California law and State Income Limits reference the Area Median Income (AMI) pursuant to Health & Safety Code 50093(c), which states the MFI means “persons and families whose income does not exceed the area median income, as adjusted by the department for family size in accordance with adjustment factors adopted and amended from time to time by the United States Department of Housing and Urban Development pursuant to Section 8 of the United States Housing Act of 1937.” In addition, MFIs are calculated by family rather than per person, as is done for income limits. Because the average family size is over 3, HUD equates the median family income for an area with a four-person family to calculate State income limits. According to HCD’s 2022 income limits, the MFI for a family of four in Marin County is $166,000.
◦ Moderate-Income Households: Moderate-income households earn between 80-120 percent of AMI. According to HCD’s 2022 income limits, a moderate-income family of four in Marin County would earn up to $199,200. ◦ Above Moderate-Income Households: Defined as households earning over 120 percent of the median household income. A moderate-income family of four in Marin County would earn more than $199,200.

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• Income Limits: Each year, HCD publishes income limits for house- holds according to income categories and household sizes. With a median income of $166,000 in 2022, Marin County has one of the highest median household incomes in the state (Santa Clara County leads the state with $168,500 in median income). Income limits, adjusted according to family size, are shown below. HCD’s state income limits are based on federal income limits published by the U.S. Department of Housing and Urban Development (HUD). HCD limits were last published on May 13, 2022. Due to adjustments made by HCD to the HUD schedule, HCD income limits are higher than HUD income limits in 2022.

HCD limits are used in this housing element, but certain funding programs may require HUD, or other income limit schedules, to be used. For additional information, see
https://www.hcd.ca.gov/docs/grants-and-funding/inc2k22.pdf • Jobs/Housing Balance: The relationship of the number and types of jobs in a community with the amount and affordability of housing. An appropriate balance is commonly thought to be 1.5 jobs for every one housing unit. A balance between the number of jobs and employed residents can help reduce greenhouse gas emissions, freeway congestion, and fuel consumption as well as improve air quality. However, a one-to-one balance of jobs to housing does not guarantee a reduction in commute trips, especially if low-wage jobs require workers to commute to San Anselmo from lower-cost areas and high housing costs require existing residents to commute to other job centers for higher paying jobs.
• Persons per Household: Average number of persons in each household. • Senior Housing: Defined by California Housing Element law as projects developed for, and put to use as, housing for senior citizens. Senior citizens are defined as persons at least 62 years of age. • Supportive Housing: Supportive housing is permanent rental housing linked to a range of support services designed to enable residents to maintain stable housing and lead fuller lives. This type of housing has no limit on length of stay, is occupied by the target population (such as low-income persons with disabilities and certain other disabled persons) and is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.
• Transitional Housing: Transitional housing and transitional housing development mean rental housing operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months. Transitional housing is a type of supportive housing used to facilitate the movement of homeless individuals and families to permanent housing. A homeless person may live in a transitional apartment for up to two-years while receiving supportive services that enable independent living. • Workforce Affordable Housing: Housing that is affordable to the workforce in the community.

Table 1.1 Marin County Income Limits
Family Size Acutely Low
Income
Extremely Low
Income
Very Low
Income
Low
Income
Median
Income
Moderate
Income
1 $17,450 $39,150 $65,250 $104,400 $116,200 $139,450
2 $19,900 $44,750 $74,600 $119,300 $132,800 $159,350
3 $22,400 $50,350 $83,900 $134,200 $149,400 $179,300
4 $24,900 $55,900 $93,200 $149,100 $166,000 $199,200
5 $26,900 $60,400 $100,700 $161,050 $179,300 $215,150
6 $28,900 $64,850 $108,150 $173,000 $192,550 $231,050
7 $30,900 $69,350 $115,600 $184,900 $205,850 $247,000
8 $32,850 $73,800 $123,050 $196,850 $219,100 $262,950
Source: California Department of Housing and Community Development, State Income Limits for 2022 12/12/2022 DRAFT FOR PUBLIC REVIEW
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57 Sources of Housing Data
The main sources of data used to prepare the Housing Element were the 2020 U.S. Census and the 2019 American Community Survey (fiveyear estimates). The Census remains the most comprehensive and widely accepted source of information on demographic characteristics, and provides consistency with other regional, State and federal housing plans. The American Community Survey (ACS) is an ongoing statistical survey that samples a small percentage of the population every year. The ACS survey can have wide margins of error, especially for small communities, but the survey collects information that is not covered by the decennial Census. All ACS figures reported in this Housing Element should be regarded as estimates and not definitive numbers.

Additional data sources included:
• Population projections and housing counts from the California State Department of Finance; • The Association of Bay Area Governments (ABAG) Projections 2020 document provides population, household and employment projections; • Household income and affordability data by type of household is derived from the Comprehensive Housing Affordability Strategy (CHAS) prepared by HUD utilizing 2017 American Community Survey 5-year estimates; • Housing market information is updated through Marin County Assessor sales data, and internet real estate listings and sales data; • ABAG’s Regional Housing Needs Allocation Plan for the San Francisco Bay Area 2023-2031 provides information on existing and projected housing needs;
• Information was also obtained from the Marin Housing Authority; and • Wage data is from the State of California Economic Development Department.

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Consistency with the San Anselmo General Plan
The San Anselmo General Plan serves as the ‘constitution’ for development in the Town of San Anselmo. It is a long-range Planning and Building document that describes goals, policies, and programs to guide decision-making. Once the General Plan is adopted, all development-related decisions in the Town must be consistent with the Plan. If a development proposal is not consistent with the Plan, it must be revised or the Plan itself must be amended. State law requires a community’s General Plan to be internally consistent. This means that the Housing Element, although subject to special requirements and a different schedule of updates, must function as an integral part of the overall General Plan, with consistency between it and the other General Plan elements.

San Anselmo is a small residential community of older neighborhoods established before World War II and during the post-war subdivision boom.

Many of the residential neighborhoods are perched on hillsides along narrow streets. The town has a balanced mixture of housing types and architectural styles. Based on the current San Anselmo General Plan, the Town has grown to occupy nearly all developable lots. Most new housing construction will be higher density infill development, primarily concentrated along San Anselmo’s commercial corridors.

With the exception of the Housing Element, San Anselmo’s General Plan has remained relatively unchanged over the last several decades with the character and goals of the community remaining relatively the same. Since the community .is built within the confines of steep topography, the Wildland Urban Interface (WUI), and the San Anselmo Creek floodway, incremental growth has not warranted changes in the General Plan Elements or implementation mechanisms with the exception of the Housing Element. The Land Use, Circulation and Open Space Elements of the Town’s current General Plan were adopted in 1988. The Open Space Element was amended in 2019. The 2015 Housing Element was adopted consistent with the General Plan.

The themes established in the Land Use Element are to: (1) retain San Anselmo’s small-town character, scale, and pace of life; (2) maintain the economic viability of the Town’s commercial core; (3) preserve open space, hillsides and ridge areas; (4) preserve and enhance neighborhood character; and (5) accommodate the housing needs of a socially and economically diverse population. The development projected under the updated Housing Element is consistent with the other elements in the Town’s current General Plan.

The current General Plan supports achieving many housing needs in concert with other community goals. The General Plan also supports infill development at densities of 30 dwelling units per acre through the designation of housing opportunity areas (“Housing Opportunity Areas/Apartments (14-28 Units/Gross Acre ”), as the Town intends to provide an incentive for low- and moderate-income housing.

The 2015-2023 Housing Element includes policy H.5 Equal Housing Opportunity, which ensures individuals and families who are seeking housing are not discriminated against on the basis of various identities, consistent with the Fair Housing Act. In response to federal rollback of HUD’s 2015 Affirmatively Furthering Fair Housing Final Rule, California passed AB 686 in 2018 to ensure AFFH remained an integral part of the housing legislation. AB 686 requires all public agencies to administer housing and community development programs and activities to affirmatively furthers fair housing and to take no action that is inconsistent with this obligation. This means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities.” All municipalities must conduct an analysis on their existing and future policies, plans, programs, rules, practices, and related activities, identify impediments to fair housing, and make proactive changes to promote more inclusive communities.

The purpose of AB 686 is to replace segregative patterns within communities with truly integrated and balanced living patterns and to transform racially and ethnically concentrated areas of poverty (R/ECAP) into areas of opportunity. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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59 Public Participation Overview
The Town of San Anselmo conducted a robust public engagement campaign to build community consensus and ensure transparency throughout the Housing Element update process. Due to the COVID-19 pandemic and Governor Newsom’s Executive Orders, the majority of Housing Element outreach was conducted virtually. Despite these limitations, the Town devised a multi-faceted approach which involved the establishment of a Housing Element Advisory Committee, a series of public meetings and elected and appointed official updates, one-on-one meetings with potential opportunity site property owners, a project website, online questionnaires, e-newsletters, community-wide survey and mailings, two community pop-up informational events, and announcements in the Town’s weekly newsletter.

Housing Element Advisory Committee
A seven-person ad-hoc committee was formed to advise the Town of San Anselmo staff on the Housing Element update. The Housing Element Advisory Committee (HEAC) was comprised of Town residents with a broad range of perspectives, ages, abilities, and backgrounds. The HEAC met six times throughout the course of the update process and provided invaluable feedback that was integral to the development of this document. Additional details on the purpose, process, and outcomes of the HEAC meetings are included in the following pages. Full summaries — as well as links to meeting recordings, agendas, and other materials —are included in the Public Outreach Appendix.

Public Meetings and Events
Town Council Introduction
Purpose
The purpose of the Town Council Meeting was to introduce the Consultant Team, provide the requirements of the Housing Element update, introduce the purpose of the HEAC , and provide a brief overview of a tentative project timeline.

Process
The meeting began with the Consultant Team introduction followed by an explanation of the goals and requirements of the Housing Element. The meeting then outlined the purpose and roles of the HEAC and provided a tentative project timeline of key milestones during the housing element update process. Opportunities for question-and-answer sessions were provided before the meeting adjourned.

Outcomes
The Town Council Introduction meeting resulted in the initial introduction of the Housing Element update process and public awareness of the process.

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HEAC Meeting 1
Purpose
The first HEAC Meeting was held to introduce the HEAC and their role during the Housing Element update process. The meeting also provided meeting participants with an overview of the RHNA and the statewide Housing Element update process and guidance on the Town’s path to Housing Element adoption. The meeting aimed to gain an initial understanding of HEAC perspectives about San Anselmo and new housing in the community.

Process
The meeting was attended by 14 participants which included HEAC members, Town staff, and the Consultant Team.

HEAC Meeting 1 started off with introducing Town staff, the Consultant Teams, and the HEAC members, followed by an opportunity for public com- ment. The information discussed at the meeting included an overview of the HEAC member roles and responsibilities, an overview of the Housing Element update and RHNA process, and an opportunity for question-and-answer. The meeting also included an interactive poll where the HEAC members responded to questions, , as summarized in the outcomes section below. After the poll questions were answered, the meeting included an introduction to the upcoming Town Hall Meeting, and a second question-and-answer opportunity. The meeting concluded with an overview and timeline of the next steps, how HEAC members can spread the word on the Housing Element update and upcoming public meetings, and lastly, a third question-and-answer opportunity.

Outcomes
The HEAC members were asked to answer general poll questions regarding the Housing Element update. Below are the key themes from the poll questions. A full summary of the poll is available in the Public Outreach Appendix.

What do you like most about living in San Anselmo?
The Town’s open space and natural features received the most votes, with 50 percent of HEAC members choosing this topic. The remaining topics which were proximity to amenities, sense of community, sense of safety and security, and other (walk/bike to restaurants and shops), received an equal number of votes with 12.5 percent of members choosing each of these topics.

As the Town seeks to meet the state mandate to plan for 1,000 new housing units at all levels of affordability, which housing types do you feel are most appropriate for San Anselmo? Participants were given the opportunity to select multiple responses for this question.

Medium density multifamily housing (5-15 units/site) received the most votes, with 16 percent of HEAC members choosing this housing type.

Smaller single-family homes on smaller lots, low density multifamily housing (duplex, triplex, quadplex), accessory dwelling units and junior accessory dwelling units, and mixed income senior housing received the second most votes with about 15 percent of HEAC members each choosing these housing types.

How can San Anselmo address housing affordability within Town limits? Participants were given the opportunity to select multiple responses for this question.

The allowance for an increase in density received the most votes, with 21 percent of HEAC members choosing this option. Incentives for private developers to build more affordable housing received the second most votes with 18 percent of HEAC members choosing this option. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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61 Town Hall Meeting 1
Purpose
The first Town Hall Meeting was a Housing Element Update information session held to provide the community with an overview of the RHNA and statewide Housing Element update process, provide guidance on local application of statewide requirements, and to introduce Town staff, HEAC members, and the consultant team. The workshop was aimed to collect stakeholder and resident feedback on potential Town-specific approaches to meet the local RHNA and to gain insight on the greatest housing challenges and opportunities that face San Anselmo.

Process
Thirteen residents participated in the meeting, as well as Town staff and members of the Consultant Team.

The meeting began with a brief introduction on the purpose of the meeting and Housing Element, followed by introducing the HEAC members and the Consultant Team. The meeting included a detailed description of the RHNA and Housing Element Update process and discussed the Town’s path to Housing Element adoption. The meeting then transitioned to poll questions, where participants were asked questions about potential strategies to meet the Town’s RHNA and community values. The meeting concluded with an overview of project next steps, information about how participants can stay informed throughout the Housing Element process and spread the word, and a question-and-answer opportunity. Additionally, question-and-answer segments were conducted throughout the workshop in which attendees could provide written input through the Zoom chat feature.

Outcomes
Results from the poll are discussed below.

What do you like most about living in San Anselmo?
The Town’s open space and natural features received the most votes, with 64 percent of participants choosing this topic. The Town’s sense of community received the second most votes, with 14 percent of the participants choosing this topic. Sense of safety and security, proximity to amenities and “other” each received seven percent of the votes. The participant who voted for “other” specified in the chat that they favor the ability to walk and bike to shops and restaurants.

As the Town seeks to meet the state mandate to plan for 1,000 new housing units at all levels of affordability, which housing types do you feel are most appropriate for San Anselmo? Participants were given the opportunity to select multiple responses for this question.

Low density multifamily housing received the most votes with 77 percent of participants choosing this housing type. Townhomes received the second most votes with 62 percent of participants choosing this housing type How can San Anselmo address housing affordability within Town limits? Participants were given the opportunity to select multiple responses for this question.

The allowance for an increase in density received the most votes with 64 percent of participants choosing this option. Streamlining the residential approval process (ADRB) received the second most votes with 50 percent of participants choosing this option.

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HEAC Meeting 2 Summary
Purpose
HEAC Meeting 2 was held to discuss potential housing opportunity sites and gain insight from HEAC members on preferred locations to develop new housing. The meeting also aimed to review poll results from HEAC Meeting 1 and the Town Hall Meeting 1 to compare the results.

Process
The meeting was attended by 11 participants which included members of the public, HEAC members, Town staff, and the Consultant Team.

HEAC Meeting 2 began with a vote to modify the meeting agenda. The motion passed. The meeting then opened for public comment. One community member commented. The Town Attorney then provided an overview of the Brown Act, followed by a question-and-answer opportunity.

The meeting then transitioned into an overview of the poll results from HEAC Meeting 1 and Town Hall Meeting 1, followed by a second question-and-answer opportunity. The next part of the meeting included a mapping exercise to gain insight into preferred housing locations using map. social, an interactive online mapping tool. HEAC members were able to use map.social to visualize and discuss potential housing opportunity sites in San Anselmo in an effort to establish the Housing Element’s sites inventory. The meeting concluded with administrative updates, public comment, a final question-and-answer opportunity, project next steps, and information about future opportunities for input.

Outcomes
Following the map.social exercise, staff received direction to further refine the sites. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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63 Town Hall Meeting 2
Purpose
The second Town Hall Meeting was held to update residents and receive feedback on the refined list of opportunity sites. The meeting also re-introduced the HEAC and the consultant team and provided the community with an overview of the RHNA and statewide Housing Element update process.

Process
The meeting was attended by 29 participants which included members of the public, HEAC members, TownSstaff, and the Consultant Team.

The meeting began with introductions from the Town staff, the HEAC, and the Consultant Team, and an overview of the meeting agenda. The meeting included a detailed description of the RHNA and the statewide Housing Element update process, an introduction to possible housing opportunity sites, suitability factors, and the weights assigned to each factor. A mapping exercise followed to guide the housing opportunity sites discussion, and a poll was taken. The meeting concluded with an overview of project next steps, information about future opportunities for input, and The meeting concluded with an opportunity for public comment.

Outcomes
Community members were asked poll questions regarding the site suitability analysis. Poll responses are listed below. A full summary of the meeting is available in the Public Outreach Appendix. This feedback was used to further refine the list of opportunity sites.

The appropriate amount of weight was given to each site suitability factor. • 7 participants answered I don’t know.
• 8 participants disagreed.
• 4 participants agreed.

The appropriate site suitability factors were considered in the analysis of housing opportunity sites. • 3 participants responded I don’t know.
• 3 participants disagreed.
• 8 participants agreed.

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HEAC Meeting 3 Summary
Purpose
HEAC Meeting 3 was held to provide HEAC members with a recap of Town Hall Meeting 2 and to discuss community member input regarding site suitability factors and housing locations in San Anselmo. Staff also provided information and sought input on housing unit yields from opportunity sites within different zoning districts and direction on density and development standards in each zoning district.

Process
The meeting was attended by 16 participants which included members of the public, HEAC members, Town staff, and the Consultant Team.

HEAC Meeting 3 began with a welcome from staff and then opened for a public comment opportunity. The meeting included a summary of the Town Hall Meeting 2 and poll results for the site suitability analysis, and a summary regarding feedback on locating housing in commercial corridors. HEAC member discussion included multiple comments about the implications of additional housing in the commercial corridors and the surrounding neighborhoods. The HEAC also discussed housing opportunity sites and the yields associated with each site. HEAC Meeting 3 concluded with a final question-and-answer opportunity, project next steps, public comment, and information about future opportunities for input.

Outcomes
Following the overview of feedback and preferences on possible housing sites, staff received direction to further refine sites. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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65 HEAC Meeting 4 Summary
Purpose
HEAC Meeting 4 was held to review, discuss, and gain consensus on the refined housing opportunity sites and the associated yields analysis.

Staff informed HEAC members about the zoning amendments needed to accommodate the appropriate density on housing opportunity sites .

HEAC Meeting 4 also included a mapping exercise to provide HEAC members with an understanding of the site suitability analysis.

Process
The meeting was attended by 21 participants which included members of the public, HEAC members, Town staff, and the Consultant Team.

HEAC Meeting 4 began with a welcome from staff and the opportunity for public comment. The meeting included an in-depth discussion regarding housing opportunity sites yield analysis , site suitability analysis, and refinements to the final housing opportunity sites and the yields analysis.

The HEAC member discussion included a request to ensure geographic dispersion of affordable housing and zoning changes. The meeting concluded with a HEAC recommendation to the Town Council to confirm the final list of housing opportunity sites, a request for the ability to consider and include additional sites, at a later date, in addition to information regarding the next steps, and an overview of the project timeline.

Outcomes
The final opportunity sites were reviewed by HEAC members and recommended to Town Council.

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HEAC Meeting 5 Summary
Purpose
HEAC Meeting 5 was held to review, discuss, and gain consensus on the policy programs and actions of the draft Housing Element. The meeting objective was to receive feedback from the HEAC on the various policies, programs, and actions that will facilitate housing development.

Process
The meeting was attended by 12 participants which included members of the public, HEAC members, Town staff, and the Consultant Team.

HEAC Meeting 5 began with a welcome from staff and then opened for a public comment opportunity. The meeting included a discussion of the draft policies, programs, and actions. The HEAC members had the opportunity to provide feedback and ask questions after each policy, program, and action was presented. The meeting concluded with project next steps, information about upcoming meetings, an overview of the project timeline, and an opportunity for public comment.

Outcomes
The draft policies, programs, and actions were reviewed and refined by HEAC members. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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67 Community Feedback Form
Purpose
The Community Feedback Form was intended to solicit feedback about local housing needs and priorities and identify the community’s preferences to meet the Town’s RHNA. The input gathered from the Community Feedback Form has served as the foundation of the Town’s strategy to meet its RHNA requirement. The form was made available on the project website ( https://www.townofsananselmo.org/1517/Housing-Element-Update), and hard copies were made available as flyers from October 29th through November 7th, 2022 at various community events such as the the Goblins’ Spooktaculatar on October 28th. A total of 35 responses were received.

Outcomes
Highlights from the Community Feedback Form are included below. A full summary of the results of the Community Feedback Form is included in the Public Outreach Appendix.

Where do you live?
“In San Anselmo” received the most votes with 94 percent of participants choosing this option. “Not in San Anselmo but in Marin County” and “Outside Marin County” both received the second most votes, with three percent of participants each choosing these options.

Where do you work?
“I do not work, (retired, unemployed, or other)” received the most votes with 56 percent of participants choosing this option. “In San Anselmo (including remote work)” received the second most votes, with 29 percent of participants choosing this option.

If you work in San Anselmo, how long is your commute?
“Less than 20 minutes” received the most votes with 58 percent of participants choosing this option. “60-75 minutes” received the second most votes, with 29 percent of participants choosing this option. “30-40 minutes” received the least number of votes, with 13 percent of participants each choosing this option.

What is your housing situation?
“I own my home” received the most votes with 85 percent of participants choosing this option. “I rent my home” received the second most votes, with 12 percent of participants choosing this option. “I live with family/ friends (I do not own nor rent)” received the least number of votes, with three percent of participants choosing this option.

What type of housing do you live in?
“House/duplex” received the most votes with 91 percent of participants choosing this option. “Apartment” received the second most votes, with six percent of participants choosing this option. “Townhome” received the least number of votes, with three percent of participants choosing this option.

What is your age?
“65 years and over” received the most votes with 65 percent of participants choosing this option. “46-64” received the second most votes, with 21 percent of participants choosing this option. “26-45 years” received the least number of votes, with 15 percent of participants each choosing this option.

Which bracket best describes your household income?
“$125,000 or more” received the most votes with 45 percent of participants choosing this option. “Less than $40,000” and “$65,000 to $99,000” both received the second most votes, with 19 percent of participants each choosing these options.

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Race and Ethnicity.
“White” received the most votes with 79 percent of participants choosing this option. “I prefer not to say” received the second most votes, with 9 percent of participants choosing this option.

What do you think are the most critical housing issues in San Anselmo? “Availability of housing that is affordable to moderate, low, and very low-income residents” received the most votes with 50 percent of participants choosing this option. “Number of new housing units getting built” and “Availability of housing for young families (e.g., 2+ bedrooms)” received the second most votes, with 11 percent of participants each choosing these options.

Have you ever faced discrimination in renting or purchasing housing? “No” received the most votes with 90 percent of participants choosing this option. “Yes” received the second most votes, with seven percent of participants choosing this option.

What do you think are the housing types most needed in San Anselmo? “Housing affordable to middle-income households” received the most votes with 37 percent of participants choosing this option. “Housing affordable to low-income households” received the second most votes, with 33 percent of participants choosing this option.

What are the most important considerations to address when planning new housing in San Anselmo over the next 10 years? “Energy efficient design and construction” and “New buildings designed to fit into the surrounding context” both received the most votes with 16 percent of participants choosing each of these options. “Walkability to schools, businesses, and services” received the second most votes, with 14 percent of participants choosing this option.

How well does your current housing meet your needs (choose all that apply)? “I am satisfied with my housing” received the most votes with 86 percent of participants choosing this option. “My housing/unit is too small for my household” received the second most votes, with nine percent of participants choosing this option.

Please identify any barriers to affordable housing (choose all that apply). “Limited availability to affordable units” received the most votes with 61 percent of participants choosing this option. “Lack of resources to help find affordable housing” received the second most votes, with 21 percent of participants choosing this option.

Please provide any additional comments below (e.g., if you have any suggestions for how to solicit additional feedback about the Housing Element Update?)
Below are common themes established from the 14 responses received for Question 15. • Consider building or approving plans on underutilized sites such as run-down malls or obsolete shopping centers prior to redeveloping single-family parcels. • Provide subsidies for teachers, police, firefighters, Town staff, and others, so they can live in San Anselmo. • Home ownership is hard to obtain in Marin County unless it was inherited or interested buyers have a very high-paying job (tech, finance etc.). • Create incentives for homeowners to build Accessory Dwelling Units (ADUs), which could provide more housing in San Anselmo or keep multi-generational families together on one parcel.
• Consider the impacts induced by new housing, such as traffic and resources. • Focus on smaller, affordable units rather than traditional single-family homes. • Reduce parking standards and add bicycle parking minimums for apartment/multifamily developments. • Focus diversity and strategies to engage those who don’t live in San Anselmo but would want to if issues were addressed. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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69 Online Questionnaire’s
ADU Questionnaire
Purpose
The purpose of the ADU Questionnaire was to obtain local input on ADU development. The questionnaire was broken into three parts to target different demographics. The first segment posed questions to current ADU owners, the second segment targeted homeowners interested in building an ADU on their property, and the third segment addressed homeowners not interested in building an ADU on their property. This questionnaire was published online through ArcGIS Survey123 on July 15, 2022 and closed on September 1, 2022. A total of 320 responses were collected.

Outcomes
Key themes that emerged from the Current ADU Owner Questionnaire responses include:
• Approximately 48 percent of respondents intend for their ADU to be occupied by a renter. • Respondents indicated that monthly rent varied from no charge up to $2,075. • The Town should consider revising the permitting and planning process to be more affordable and user friendly, providing outreach to clarify the planning process, and easing zoning standards were cited as ways that the Town could encourage property owners to build an additional ADU.

Key themes that emerged from the Prospective ADU Owner Questionnaire responses include:
• Approximately 47 percent of respondents would intend for their ADU to be occupied by a family member, and 34 percent would intend for their ADU to be occupied by a renter.
• Respondents indicated that monthly rent ranging from no charge up to $2,075. • The Town should consider waiving or reducing planning and permit fees, streamlining the permitting process, providing outreach to clarify and simplify the planning process, providing financial incentives, and easing zoning and parking standards to encourage prospective ADU owners to build an ADU.

The key themes that emerged from the Homeowner Questionnaire responses include:
• The Town should consider waiving or reducing planning and permit fees, streamlining the permitting process, providing outreach to clarify and simplify the planning process, providing financial incentives, and easing zoning standards to encourage homeowners not interested in an ADU to reconsider their current stance.
• Some participants shared that there was nothing the Town could do to encourage ADU construction because they do not need an ADU or there is a lack of space on their property. Additionally, participants raised concerns about:
• The Town’s water supply and parking capacity to support additional households; • ADUs may be turned into Airbnbs rather than long-term housing stock; and • There are not enough wildfire evacuation routes to support densification in the town’s existing hillside neighborhoods.

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Review of Past Performance
The following section summarizes the results and outcomes of the 2015-2023 Housing Element’s goals, objectives, policies, and programs throughout the 5th cycle planning period. During the 5th Cycle Housing Element, the Town of San Anselmo implemented programs that facilitated development of new housing, supported residents to avoid being evicted during the COVID-19 pandemic, and supported upgrades to improve energy efficiency and quality in many existing housing units.

The Town adopted new regulations and policies to facilitate the by-right development of accessory dwelling units (ADUs). The Town also adopted a new process to allow greater flexibility in application of zoning regulations; updated the Town’s fee schedule to waive building permit fees for deed-restricted affordable units; and partnered with other Marin County jurisdictions to create a colorful new website and handbook for homeowners seeking to construct ADUs. The Town has approved 90 ADUs and has issued building permits for 59 ADUs since 2015, during the 5th cycle planning period.

The Town also adopted regulations to implement State and local greenhouse gas reduction goals and climate adaptation strategies including water efficient landscape requirements, new green building regulations, and requirements for electric vehicle charging infrastructure.

Several multifamily structures were approved resulting in six new deed-restricted very low- and low-income units. The Town found that the Zoning Code encouraged these market rate developers to include deed-restricted affordable housing in their projects to obtain density incentives and concessions. Without the Town’s existing development standards, the applicants would have proposed 100 percent market rate development at a smaller scale. Two multifamily projects approvals were appealed to the Town Council. One was a legal nonconforming three-unit project on a single-family lot. The Planning Commission originally denied the project due to the Variance requests. The applicant appealed the project and the Town Council upheld the appeal. The other was a 6-unit project that was appealed by neighbors. The item was continued by the Town Council and the appeal was withdrawn. Table 1.2 shows the Town's RHNA progress from 2015 until June 30, 2022.

Table 1.2: Regional Housing Needs Allocation Progress - Permitted Units Issued by Affordability Income Level
RHNA
Allocation
by Income
Level
2015 2016 2017 2018 2019 2020 2021 2022 2023
Total Units
to Date (all
years)
Total
Remaining
RHNA by
Income Level
Very Low
Deed
Restricted 33 N/A 1 N/A 2 N/A N/A N/A N/A N/A
17 16
Non-Deed
Restricted N/A 2 N/A 1 N/A N/A 3 3 5 N/A
Low
Deed
Restricted 17 N/A N/A 2 2 N/A N/A N/A N/A N/A
21 N/A
Non-Deed
Restricted N/A N/A N/A N/A 1 N/A 3 9 4 N/A
Moderate
Deed
Restricted 19 N/A N/A N/A N/A N/A N/A N/A N/A N/A
52 N/A
Non-Deed
Restricted N/A 2 1 4 7 7 5 26 N/A N/A
Above
Moderate N/A 37 1 4 5 5 3 1 5 10 N/A 54 N/A
Total RHNA 106
Total Units 5 6 12 37 10 12 43 19 N/A 144 16
Source: Town of San Anselmo
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71 2021 Household Income Limits and Maximum Housing Costs The Department of Housing and Urban Development (HUD) annually estimates the Area Median Income (AMI) for Marin County and sets income limits for housing programs.¹ In 2022, HUD estimated Marin County’s AMI was $166,000. Census data indicates that San Anselmo’s median income is higher than Marin County as a whole. ²
Table 1.3: 2021 Household Income Limits
Income Category Income Range
Acutely Low-Income
(0-15% of Area Median Income) 1 person household: $0-$ 17,4504-person household: $0-$ 24,900 Extremely Low-Income
(15-30% of Area Median Income) 1 person household: $17,451-$39,1504-person household: $24,900-$55,900 Very Low-Income
(30%-50% of Area Median Income) 1 person household: $39,151-$65,2504-person household: $55,901-$93,200 Low-Income
(50-80% of Area Median Income) 1 person household: $65,251-$104,4004-person household: $93,201-$149,100 Median-Income 1 person household: $104,401-$116,200
4-person household: $149,101-$166,000
Moderate-Income
(80-120% of Area Median Income)
1 person household: $116,201-
139,450or more
4-person household: $166,001-199,200
Table 1.4: Maximum Housing Costs
Income Level Maximum Housing Cost
1-to-4-person household³
Acutely Low-Income $393 - $561
Extremely Low-Income $960 - $1,370
Very Low-Income $1,599 - $2,284
Low-Income $2,561 - $3,659
Median-Income $2,618 - $3,740
Moderate-Income $3,141 - $4,488
1 The basis for HUD’s median family incomes is data from the 2018 American Community Survey, table B19113 – Median Family Income In The Past 12 Months. A Consumer Price Index (CPI) forecast is used to bring the 2018 data forward to 2021.
2 $128,212 vs. $110,843 based on 2019 American Community Survey Data 3 Based on 2021 Income Limits for Marin County and using HUD Guideline of 30 percent of household income available for monthly rent and utilities.

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Accessory Dwelling Units
Accessory dwelling units (ADU) make up most of the new housing units in the town and are responsible for most of the affordable housing units.

The number of annual ADU applications has more than doubled since 2020 when new State law eliminated floor area limits, lot coverage limits, and parking requirements for most ADUs. These applications increased with minimal promotion of the Town’s ADU incentives.

The Town partnered with other County jurisdictions to launch a website (https://adumarin.org/) promoting ADUs and providing development information to property owners. The website includes a cost calculator and a colorful workbook available for download.

ADUs are allowed on all multifamily sites in accordance with State law, but no ADUs have been created on any multifamily sites to date. Staff believe more units can be created on these sites with promotion of the Program 6.2, such as mailed information to property owners .

ADUs remain an important source of affordable housing in the town, and their development can be increased in the 6th housing element cycle via implementation of Policy 6.
2 5 5
10 10 10
22 27
0 5
10 15
20 25
30 2014 2015 2016 2017 2018 2019 2020 2021
ADU Applications
ADU Applications
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73 Apartments
Apartments have also remained a source of affordable housing in San Anselmo. About 17 percent of San Anselmo housing units are located within triplexes, fourplexes, or larger developments.

Like ADUs, apartments remain affordable to low to moderate-income households, and their preservation and development is encouraged in the Housing Element Update. Staff have noted that the most expensive apartments are in larger (15+ unit) apartment developments with more amenities, such as the 70-unit Parkside Apartments on Sunny Hills Drive and 15-unit apartment complex on 35 Tamalpais Avenue. Apartment rental prices continue to increase, as do housing costs across all housing types.

Table 1.5: Apartment Units
Number of Units Total Sites Total Units
More than 4 units 70 757
4 Units 21 84
3 Units 41 123
2 Units 352 704
Single-family 3,922 3,922
Total Units 5,590
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Single-Family Homes
Single-family home rental prices vary greatly based on the home size, number of bedrooms, and construction year. Based on units advertised since 2015, over half of the single-family homes for rent in San Anselmo were affordable to low- and moderate-income families. On the higher end, one newly constructed three-bedroom house was advertised for rent at $9,000 per month in 2021.

In 2020, 160 single-family homes were sold with a mean price of $1,523,090 and median price of $1,362,500. Nine condominium and townhome units were sold with a mean price of $1,145,000 and a median price of $1,400,000. Condominium and townhome units were not more affordable than conventional detached single-family residences.

Table 1.6 lists typical monthly costs for more affordable San Anselmo ownership properties for-sale compared with a median-priced single-family residence. When compared to Table 1.4, Table 1.6 indicates that there are still opportunities for moderate-income families to purchase small residences in San Anselmo. However, lower income residents must overpay to afford the monthly costs of home ownership.

Table 1.6: Monthly Homeownership Costs
1 Bedroom
Condo
1 Bedroom
Single-Family
2 Bedroom
Condo
2 Bedroom
Single-Family
Median
Single-Family 2020
Unit price $650,000 $740,000 $800,000 $1,150,000 $1,362,500 Mortgage (3% to 3.38%) $2,192 $2,496 $2,698 $3,941 $4,819 Insurance $42 $275 $42 $275 $275
HOA Dues $450 N/A $600 N/A $ -
Taxes $875 $964 $1,027 $1,376 $1,605
Total $3,559 $3,735 $4,367 $5,592 $6,699
4 Marin County Assessor Data https://www.marincounty.org/depts/ar/divisions/assessor/sales 12/12/2022 DRAFT FOR PUBLIC REVIEW
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75 The following pages review the 2015-2023 Housing Element goals, policies, and programs and include Town Staff recommendations regarding continuing, modifying, or deleting the programs. The Town Council and public are invited to comment on this document, which will be incorporated as an appendix in the next housing element.

Table 1.7: Review of Past Performance
Implementation
Program
Implementation
Objective
Timeline in Housing
Element
Appropriateness,
Effectiveness,
and Progress in
Implementation
Continue, Modify or
Delete
GOAL 1 — BUILD LOCAL GOVERNMENT INSTITUTIONAL CAPACITY AND MONITOR ACCOMPLISHMENTS TO EFFECTIVELY RESPOND TO HOUSING NEEDS.

Policy H1.7 Organizational Effectiveness. In recognition that there are limited resources available to the Town to achieve housing goals, the Town will seek ways to organize and allocate staffing and community resources effectively and efficiently to implement the programs of the Housing Element.

H1.A Create a Housing Element Implementation
Subcommittee. The Town
will create a Housing
Element Implementation
Subcommittee of the
Planning Commission to
work with the staff, the
community and non-profits
to implement Housing
Element programs and to be
available for future updates
of the Housing Element.

Responsibilities of the
Subcommittee include:

Assist in implementing
Housing Element programs.

Establish Subcommittee
in 2015 and develop work
program in 2015
This program is no longer
appropriate. In 2016, two
Planning Commission
members were appointed
to the subcommittee. The
subcommittee met only
once. Instead, the 7-member
Planning Commission
served this role by reviewing
proposed regulations. The
Town Council, through
recommendations by staff,
prioritized Housing Element
programs to implement as
Town Council work plan
priorities.

Delete this program. The
Planning Department has
inadequate staff to support
a sixth committee. Continue
to have Town Staff present
annual report to Planning
Commission and Town
Council and review progress
on Housing Element
programs. Annually prioritize
programs to implement and
consider when the Town
budget is considered.
a. Participate in the annual
review of the Housing
Element.

The Town Council reviews
Housing Element progress
annually.
b. Develop an annual
work program to assist in
implementing Housing
Element programs for review
with the Town Council.

The Town Council, with
advice of staff, develops
work program priorities and
budget and has included
Housing Element programs
to implement.
c. Review options for
funding affordable housing.

No general review of funding
sources has taken place.

The Planning Commission
has considered an
inclusionary housing fee
that the Town Council and
Planning Commission are
scheduled to consider in
2023 after workshops with
developers.

Add new program (See
Action 1.2b) to retain
consultant with expertise in
affordable housing funding
to present options for
funding affordable housing
in the town.
d. Make recommendations
to the Planning Commission
and Town Council on
strategies for housing
opportunity sites and for
funding.

Not completed by
subcommittee.

Delete. Staff would be more
effective by continuing
to work with housing
opportunity site owners and
bring projects before the full
Planning Commission.
e. Conduct community outreach and provide
community information
materials through an open
and non-advocacy process.

Not completed by
subcommittee. Planning
Commission meetings are
used for open discussion on
housing issues and
publicized to the community.

Town Staff engages
property owners to identify
opportunities for
Delete. Community outreach
will take place with Housing
Element Update and specific
programs will provide
community information
materials.
f. Engage property owners
in identifying opportunities
for the construction of
affordable housing.
affordable housing. Planning
Commission members could
have a conflict of interest
if the project ever comes
before them for review.

Delete. Housing owners are
contacted and engaged as
part of the Housing Element
Update.

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Table 1.7: Review of Past Performance
Implementation
Program
Implementation
Objective
Timeline in Housing
Element
Appropriateness,
Effectiveness,
and Progress in
Implementation
Continue, Modify or
Delete
g. Pursue unique opportunities where the
Town can participate in the
construction of affordable
housing, either on Townowned sites, or through
funding or regulatory
means. (For example, the
Subcommittee will review
Town-owned sites and
recommend a program for
development for review with
the Town Council).

Town Staff has pursued
potential affordable housing
projects for Town-owned
sites and has included all
relevant staff (Building,
Public Works, and Fire
Departments), which would
be complicated to organize
with a subcommittee of
Planning Commissioners.

Any potential projects would
be brought to the Town
Council to consider.

Modify by combining this
with the new program
(See Action 1.2b) to have
a consultant assist with
development of funding
options and development
program for affordable
housing on Town owned
sites.
h. Review funding options
as part of the annual
Housing Element review
and support funding
applications as opportunities
are available and undertake
other actions (such as
modifications to parking
requirements and granting
concessions and incentives)
to assist in the development
of housing for extremely
low-income households.

The Planning Commission
has discussed a potential
inclusionary housing fee.

The Town Council adopted
regulations for single room
occupancy units in 2018,
including modifications
to parking standards for
extremely
low-income units (Ordinance
1126).

Modify by combining this
with the new program
(See Action 1.2b) to have
a consultant assist with
development of funding
options and development
program for affordable
housing on Town owned
i. Develop an incentive
program for affordable
housing, including adoption
of an Affordable Housing
Overlay Zone and allowing
housing as a “use-by-right”
on key sites.

State law provides ample
incentives for development
of affordable housing,
including significant density
bonuses and parking
waivers. The Town will
consider by-right housing as
part of the Housing Element
Update process.

Modify by combining this
with the new program (See
Action 5.3a) to adopt an
Affordable Housing Overlay
District to incentivize the
development of affordable
housing.
j. Develop ongoing and
annual outreach and
coordination with nonprofit housing developers
and affordable housing
advocates to participate in
Subcommittee meetings
and provide advice and
comment on proposed
zoning and other program
implementation.

Town Staff have conducted
outreach to non-profit
housing developers and
have met with three.

Modify. Staff should continue
outreach to non- profit
housing developers to
facilitate development of
Town-owned sites and other
Town sites that become
available for development.
k. Work with infill property owners in the Downtown
and adjacent areas by
conducting outreach with
property owners in 2015, as
part of the Subcommittee
tasks, and to identify specific
incentives for property
owners to develop their
properties with housing,
including the identification
of incentives the Town can
utilize to encourage lot
consolidation to achieve
economies of scale in site
development.

Town Staff met with property
owners at two workshops
held in November 2021 to
discuss housing incentives
(i.e., objective design
standards) and solicit
comments.

Modify by combining this
with the new program
(See Action 1.2c) to work
with non-profit developers
and affordable housing
advocates to solicit feedback
on zoning amendments and
program implementation
l. Revisit the Visioning
process conducted for
Lower San Anselmo
Avenue and conduct
outreach to property owners
to effectuate changes
consistent with the Vision.

Staff have had contact
with the property owner
of largest site in the area
and have discussed three
development proposals.

Delete. Staff has actively
communicated with Lower
San Anselmo Avenue
property owners as part
of the Housing Element
Update to inform them of
rezoning and incentives
proposed as part of the
Housing Element Update.
77 Table 1.7: Review of Past Performance
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m. Eliminate residential
density in prescribed infill
areas, such as along
Greenfield, in the
Downtown and along Lower
San Anselmo Avenue, to
encourage new residential
uses. Allow residential uses
by right, subject to design
review, as long as parking,
setbacks and building height
standards are met in the
development).

The Town has found that
having specific density
limits aid in certainty for
developers and ease in
implementation of the State
Density Bonus Law to
encourage development of
affordable units. Town will
be considering adoption of
objective design standards
and by-right zoning in 2023.

Modify by combining this
with the new program (See
Action 5.3a) to adopt an
Affordable Housing Overlay
District to incentivize the
development of affordable
housing.

Policy H1.3 Neighborhood Responsibilities within San Anselmo. The Town will seek ways, specific to each neighborhood, to provide additional housing as part of each neighborhood’s fair share responsibility and commitment to help achieve community-wide housing goals. This may include in-lieu fees, second units, infill housing, mixed-use, or other new housing construction.

No programs corresponded to this policy. The Town will continue this policy in the 6th cycle Housing Element as part of the effort to Affirmatively Further Fair Housing and provide housing opportunities in all neighborhoods.

Policy H1.8 Housing Element Monitoring, Evaluation and Revisions. The Town will establish a regular monitoring and update process to assess housing needs and achievements, and to provide a process for modifying policies, programs and resource allocations as needed in response to changing conditions.

H1.B Review the Housing Element Annually. As
required by State law,
the Town will review the
status of Housing Element
programs by April of
each year. To maintain
consistency between the
Housing Element and the
other General Plan
Elements and the policies
and programs, as portions
of the General Plan are
amended in the future,
this Housing Element will
be reviewed to ensure
that internal consistency
is maintained. In addition,
a consistency review will
be implemented as part of
the annual general plan
implementation report
required under Government
Code Section 65400.

Review and monitoring
of Housing Element
implementation; submittal
to HCD
Annually by April 1st
In accordance with State
requirements, the Town
prepares Housing Element
Annual Progress Reports
after each calendar year.

The program implementation
has been successful, and
the Town has reviewed
the Housing Element on an
annual basis and
submits Annual Progress
Reports to HCD annually.

Modify. The annual report is
required by State law.

The Town will develop
new programs for effective
monitoring and reporting
on the status of housing in
the Town in ways that go
above and beyond State
requirements.
78 Table 1.7: Review of Past Performance
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H1.I Update the Housing Element. Update the San
Anselmo Housing
Element pursuant to State
law requirements. Upon
adoption, the Town will
submit the updated Housing
Element to the Marin
Municipal Water District,
the Central Marin Sanitation
Agency, and the Ross Valley
Sanitary District.

Consistency with Housing
Element law Update the Housing Element by 2023
The Town is in the process
of updating the Housing
Element.

Delete. This is a State law
requirement and does not
need to be an
implementation program in
the Town’s Housing Element
to be reviewed annually.

Policy H1.5 Equal Housing Opportunity. To the extent possible, the Town will ensure that individuals and families seeking housing in San Anselmo are not discriminated against on the basis of race, color, religion, marital status, disability, age, sex, family status (due to the presence of children), national origin, or other arbitrary factors, consistent with the Fair Housing Act.

H1.C Publicize Fair Housing Laws and Respond to
Discrimination Complaints.

Promote fair housing
opportunities for all people
and support efforts of Town,
County, State and Federal
agencies to eliminate
discrimination in housing
by continuing to publicize
information on fair housing
laws and State and federal
anti-discrimination laws.

The Director of Planning
is the designated Equal
Opportunity Coordinator in
San Anselmo with
responsibility to investigate
and deal appropriately with
complaints. Discrimination
complaints will be referred
to the Fair Housing of
Marin, the Marin Housing
Authority, HUD, or the
California Department
of Fair Employment and
Housing, as appropriate.

Information regarding the
housing discrimination
complaint referral process
will be posted on the Town’s
website
and available consistent with
Program H1.D.

Obtain and distribute
materials (see Program
H4.D) and respond to
complaints
Ongoing and in response to
complaints
This program is appropriate
to disseminate information
on fair housing. Town Staff
did not receive any fair
housing complaints directly.

The Town posted links to
Fair Housing of Marin, Marin
Housing Authority, Legal
Aid, and Marin Mediation
Services on the Town
website and obtained and
makes fair housing literature
available including flyers in
multiple languages.

HUD Region 9 reported two
(2) Fair Housing inquiries
for San Anselmo between
01/01/2013 – 03/19/2021
(one for sex and one for
disability). While these aren’t
official cases, there is still
value to identify concerns
that residents have about
possible discrimination.

These
inquiries may not have been
pursued by the resident for
any number of reasons.

The Town Council has
promoted fair housing by
proclaiming April to be Fair
Housing Month every year
and reviewing a report on
complaints received.

On 12/11/18, the
Town Council adopted
Ordinance 1131 to prohibit
discrimination based on
source of income.

Modify this program to
eliminate the completed
website work.
79 Table 1.7: Review of Past Performance
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H1.D Provide Information
on Housing Programs.

The Town will promote the
availability of Marin County
programs for housing
construction, homebuyer
assistance, rental
assistance, and housing
rehabilitation through
the following means: (a)
Creating a link on the Town’s
website that describes
programs available in the
Town of San Anselmo
and provides direct links to
County agencies that
administer the programs; (b)
Including contact information
on County programs in
Town newsletters and other
general communications
that are sent to residents;
with the Maintaining
information on programs at
the Town’s public counter;
(d) Training selected Town
Staff to provide referrals;
anwith the(e) Distributing
information on programs
at public locations (library,
schools, etc.)
Examples of specific
information would include:

1. Fair Housing Laws; 2. Rehabilitation loan
programs; 3. Housing
Authority information; 4.

Housing programs; 5. Code
enforcement; 6. Homebuyer
assistance; 7. Information
about affordable housing.

Update website and provide
information to residents
Review and update
website links by September
2015; distribute and post
information at least once
annually
This program is effective.

The Town receives
information from the
Marin Housing Authority
on affordable housing
availability and shares
this information by email
and bulletin boards. Town
Staff provide informational
handouts at Town Hall and
on the Town website.

The Town promoted the
COVID-19 emergency
rental assistance program
administered by the County
in 2021. Information was
included in the Town’s email
newsletter and business
newsletter. Letters were
mailed to all renters and
owners of multifamily
property. As of January
2022, the County had
received 135 applications
from San Anselmo residents
and paid 40 cases.

Staff promote a County
program that offers loans to
owners that will create units
available to those using
Housing Choice Vouchers
and other incentives.

Modify this program to
delete the portions that
have been implemented
and define specific goals for
public outreach.

Policy H1.2 Community Participation in Housing and Land Use Plans. The Town will undertake effective and informed public participation from all economic segments and special needs groups in the community in the formulation and review of housing and land use policy issues.

Continue Policy.

Policy H1.4 Neighborhood Meetings. Developers will be encouraged to have neighborhood meetings with residents early in the process to undertake problem solving and facilitate more informed, faster and constructive development review.

H1.ECommunity Outreach when Implementing
Housing Element Programs.

Coordinate
with local businesses,
housing advocacy groups,
neighborhood groups, and
the Chamber of Commerce
to build public understanding
and support for workforce,
special needs housing
and other issues related
to housing, including the
community benefits of
affordable housing, mixeduse and pedestrian-oriented
development. The Town will
notify a broad representation
of the community to solicit
ideas for housing strategies
when they are discussed
at Planning Commission
or Town Council meetings.

Specific outreach activities
include:

Conduct outreach and
distribute materials
Consistent with
implementing programs
In 2019, the Town
considered a draft ordinance
to require parties to meet
and confer prior to appealing
decisions to the Town
Council, but it was not
adopted.

The Town now requires
applicants to review plans
with neighbors prior to
submitting for planning
entitlements.

Modify to indicate that the
Town will use best practices
for outreach that encourage
community involvement
from all segments of the
community, rather than
engaging in performative
outreach efforts. The new
programs will use a variety
of outreach methods to
reach different populations
of the Town.
80 Table 1.7: Review of Past Performance
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a. Maintain the Housing
Element mailing list and
send public hearing notices
to all interested public, nonprofit agencies and affected property owners.

The mailing list for the
Housing Element Update
started in 2021 and was
advertised on every mailed
notice sent out by Planning
Department during the
Housing Element Update,
estimated at 200 per month,
and posted on website.

Continue
b. Post notices at Town Hall,
the library, and the Post
Office.

All notices are posted at
Town Hall, which is
immediately adjacent to the
library. There is no place
to post a flyer at the Post
Office
Modify, see Program H1.E
above.
c. Publish notices in the
local newspaper.

Notices are published in
the newspapers as required
by law.

Modify, see Program H1.E
above.
d. Post information on the
Town’s website.

All agendas are posted on
the Town website for any
meetings by the Town.

Modify, see Program H1.E
above.
e. Conduct outreach
(workshops, neighborhood
meetings) to the community
as Housing Element
programs are implemented.

No neighborhood meetings
were conducted. Modify, see Program H1.E above.
f. Assure that Housing
Element Implementation
Subcommittee meetings
are publicized and
provide opportunities for
participation from housing
experts, affordable housing
advocates, special needs
populations, and the
community as a whole.

The subcommittee only
met once, and it was not
to consider any programs,
and it was not noticed to the
public.

Modify, see Program H1.E
above.
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Policy H1.6 Local Funding for Affordable Housing. The Town will seek ways to reduce housing costs for lower income workers and people with special needs by developing ongoing local funding resources and continuing to utilize other local, state and federal assistance to the fullest extent possible.

H1.G Establish an
Affordable Housing Fund.

Establish an Affordable
Housing Fund to increase
below market rate affordable
housing opportunities in
San Anselmo. Specific
uses of the fund, operating
procedures/criteria, sources
of funding, decisions
on accepting funding or
donations, actions tied
to obtaining funds, etc.,
would be developed by
the Housing Element
Subcommittee and staff,
and approved by the Town
Council.

Potential sources of funds
could include, but would
not be limited to: a. Marin
Workforce Housing Trust;
b. Marin Community
Foundation; c. Federal
Grants; d. Transportation
Authority of Marin; e. Inlieu fee payments under
inclusionary requirements,
including consideration of inlieu fees beginning at 2 unit for-sale developments —
assuring that the payment
of in-lieu or housing impact
fees are reasonable and
not punitive; f. Voluntary
donations (such as
bequeaths, trusts, donations
of land and buildings, etc.);
g. Affordable Housing
Impact Fee on larger singlefamily homes. (For example, consider Marin County’s
sliding scale housing impact
fee on larger homes over
2,000 square feet in size).

Accumulation of funds for
affordable housing 2015
This program has not yet
been implemented. The
funding source identified
was the General Fund. The
Town has not allocated any
funding for development
of affordable housing,
and there is no source of
revenue for an affordable
housing fund.

The Town considered an inlieu housing fee in 2009 but
the ordinance did not move
forward. The Town Council
considered a Development
Agreement Ordinance in
2019, but it did not move
forward.

In 2019 the Town received
SB 2 grant funds for an
in-lieu housing fee study
and housing trust fund. The
study was completed in
2021, and the Town will
consider the in-lieu housing
fee in 2022.

Modify to combine this
program and with other
programs noted above (to
create Action 1.2b) to retain
a consultant to provide
information on
potential funding sources for
an affordable housing fund.
82 Table 1.7: Review of Past Performance
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Policy H1.1 Local Government Leadership. Affordable housing is an important Town priority, and the Town will take a proactive leadership role in working with community groups, other jurisdictions and agencies, non-profit housing sponsors, and the building and real estate industry in following through on identified Housing Element implementation actions in a timely manner.

H1.F Work with the
Marin Housing Authority.

Continue to implement the
agreement with the Marin
Housing Authority (MHA)
for management of the
affordable housing stock in
order to ensure
permanent affordability, and
implement resale and rental
regulations for very low, low
and moderate-income units,
and assure that these units
remain at an affordable price
level.

Implement agreements to
maintain affordability Ongoing
Marin Housing Authority
(MHA) continues to manage
three below market rate
ownership units in San
Anselmo at Sohner Court
and at Willow Glen.

MHA assisted the Town
with an agreement for two
affordable rental units at 1
Lincoln Park in 2018, and
MHA manages the units.

Continue. The Town needs
assistance to manage
affordable housing stock
and will continue to use
tMHA, as they are the
most accessible and
knowledgeable resource
available to manage deed
restricted affordable housing
developments in San
Anselmo.

H1.H Work with Non-Profits
on Housing. The Town
will work with non-profits
to assist in achieving the
Town’s housing goals and
implementing programs.

Coordination should occur
on an ongoing basis and as
special opportunities arise
as the Housing Element is
implemented. Participation
of non-profits in an advisory
role to the Town’s Housing
Element Implementation
Subcommittee (see Housing
Element Program H1.A)
would be desirable in
understanding the needs
and opportunities for nonprofit housing development
in the community.

Working relationship with
non-profit housing sponsors
As development proposals
are submitted and as other
opportunities arise
Town Staff has met
with non- profit housing
developers
to review Town-owned
affordable housing sites
and discuss strategies for
development of the sites.

Continue, but modify to have
more specific actions and
timelines for communication
with non-profits (see Action

1.1c).

GOAL 2 — MAINTAIN, PROTECT AND ENHANCE EXISTING HOUSING, AND BLEND WELL-DESIGNED NEW HOUSING INTO THE COMMUNITY.

Policy H2.1 Housing Design. The Town will review proposed new housing in order to achieve excellence in development design in an efficient process.

Continue Policy.

Policy H2.2 Design that Fits into the Neighborhood Context. The Town will encourage innovative design that creates housing opportunities that are complementary to the location of the development. It is the Town’s intent to enhance neighborhood identity and sense of community by ensuring that all new housing will (1) have a sensitive transition with the surrounding area, (2) avoid unreasonably affecting the privacy of neighboring properties, or (3) avoid impairing access to light and air of structures on neighboring properties.

H2.D Implement Effective Design Review. The Town
will continue to conduct
design review to assure
excellence of design in new
development.

Implement Design Review Ongoing
The Town conducted design
review for commercial
and residential projects.

The Town reorganized the
design review regulations
and lowered the threshold
for design review to require
review of all upper-level
additions.

The Town is considering
objective design standards
for all housing types in 2023.
(See Action 3.1b) Modify
this program to reflect that
change. e.

Discretionary design review
is required for housing
development projects, which
may be a barrier to housing
development.

The adoption of objective
design standards for all
housing types is intended to
reduce these constraints to
housing development.

H2.E Amend Zoning to Provide for Single Room
Occupancy Units. Amend
the Zoning Ordinance to
establish development
standards for residential
buildings containing singleroom occupancy (SRO)
units and allow SROs as
a conditionally permitted
use in commercial zoning
districts.

Facilitate housing for
extremely low-income
individuals
2015 Completed. Ordinance 1126
adopted on 9/11/2018.

Delete, as this program
was completed. Consider a
new program to encourage
development of housing for
lower-income households,
including SROs (See
Actions 3.3.c, 5.3a, and

6.2a).
83 Table 1.7: Review of Past Performance
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Policy H2.3 Preservation of Residential Units. In order to protect and conserve the housing stock, the Town will, to the extent permitted by law, limit the conversion of residential units to other uses and will regulate the conversion of rental developments to non-residential uses unless there is a clear public benefit or equivalent housing can be provided.

No associated programs. Continue this policy and modify it to be more general and address the loss of residential units, as some property owners remove residential units and do not replace them with any other use. The Town should consider programs for preservation of “naturally affordable” housing that could be lost when a property is sold or when units are remodeled.

The Town considered regulating short-term rentals but found that few units have been lost to short-term rentals. Local regulations prevent new ADUs from being converted to short-term rentals.

Seven single-family dwelling units were approved for demolition without replacement units. The Town adopted a requirement for a demolition permit in 2020 and a policy in the Municipal Code to discourage projects from reducing the number of housing units in the town, whether involving the demolition of a single unit with no replacement unit or the demolition of multiple units with fewer replacement units. The Town will implement a new program to ensure no net loss of affordable housing occurs during the 6th cycle planning period (See Action 1.3a).

Policy H2.4 Condominium Conversions. Except for limited equity cooperatives and other innovative housing proposals which are affordable to lower income households, the Town will conserve its existing multiple family rental housing supply by prohibiting conversions of rental developments to condominium ownership unless the proportion of multifamily rental units exceeds 25 percent of the total number of housing units in the Town, or, if the proportion of multifamily units exceeds 20 percent but is less than 25 percent, the tenant is granted a right to continued tenancy for five years at the same rental rate, adjusted for inflation.

This policy has been codified in the Municipal Code. Continue (see Action 4.2a).

Policy H2.5 Protection of Existing Affordable Housing. The Town will strive to ensure that affordable housing provided through government incentives, subsidy or funding, and deed restrictions remains affordable over time, and the Town will intervene when possible to help preserve such housing.

H2.A Monitor “At Risk”
Units. The Town will
establish regular contact
with the owners of potential
“at risk” units to assure
long-term coordination. If the
units appear to be in danger
of conversion or being lost
as affordable housing, the
Town will establish contact
with public and non-profit
agencies who may be
interested in managing
or purchasing the units to
inform them of the project’s
status and inform tenants of
any assistance available. In
working with other agencies,
the Town will ensure
that funding sources are
identified and timelines for
action are executed.

Establish regular contact
with owners of at-risk units
to preserve affordable units Annually
The Town General Plan
identifies no units at risk
of conversion during the
housing element cycle
(see page 42 of Housing
Element).

Continue. As of 2022, the
Town has 13 units at risk of
conversion during the next
housing element cycle.

Conditions of approval for
the 13 units of low-income
housing at 27 Mariposa (the
only applicable at-risk units)
would require the units to
be turned over to the Town
if converting during the 7th
Housing Element Cycle.

Modify to include a program
to assess and identify
ways to maintain naturally
affordable housing at risk of
conversion to market rate
housing (See Action 4.1a).

Add a program to
proactively monitor “at
risk” units to maintain the
affordability of the
units (See Action 4.1d).
84 Table 1.7: Review of Past Performance
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Policy H2.6 Maintenance and Management of Quality Housing and Neighborhoods. The Town will encourage good management practices, rehabilitation of viable older housing, and long-term maintenance and improvement of neighborhoods.

H2.B Implement Rehabilitation and Energy
Loan Programs. Coordinate
with the Marin Housing
Authority, PG&E, Marin
Clean Energy, and other
organizations to publicize
available loan programs to
eligible property owners.

Promote programs in Town
e-newsletters and on the
Town’s website.

Loans provided to
rehabilitate or improve
energy efficiency of housing
(8 Residential Rehabilitation
loans to very low-income
households and 20 PACE
loans)
Ongoing
The Town has met the goal
for 20 Property Assessed
Clean Energy (PACE) loans.

The Town has infrequently
promoted the programs and
information is not readily
available on the Town
website.

The Town could better
publicize information on
energy loan programs,
including PACE and Energy
Upgrade California Loans,
provided to rehabilitate or
improve energy efficiency of
housing.

The Planning Department
requested, but did not
receive, data on the number
of Residential Rehabilitation
Loanave thave been issued
by the Marin Housing
Authority to San Anselmo
property owners in this
Housing Element cycle.

In 2012 the Town Council
approved the Property
Assessed Clean Energy
(PACE) program. It permits
residents and
multifamily property owners
to participate in PACE
programs. PACE programs
allow property owners to
finance energy and water
efficiency projects and
solar installations on their
property tax bills. In 2015,
the Town Council expanded
the program. Through
2017: 25 Energy Efficiency
Projects, Financed $682,148
three Renewable Energy
Projects, Financed $71,530
one Water Conservation
Project, Financed $54,220
BayREN Home Upgrades
through June 2017:
16 Projects, 3,465 sum of
Total kWh Savings, 1,833
Sum of Total Therms
Savings
Continue and set an
objective to update the
website on a defined
timeline and for new Town
Communications staff and
Climate Action Commission
to publicize the program a
certain number of times per
year (see Action 4.3a).

H2.C Conduct Home
Presale Inspections. The
Town will continue to inspect
and report on all residential
units prior to resale, with the
report
indicating previous Planning
discretionary approvals and
Building permits, zoning,
current use, flood zone,
zoning violations, and work
performed without permits
Conduct presale inspections Ongoing
The Town Building
Department continues to
conduct an average of
180 physical inspections
of residential sites prior to
resale every year to identify
health and safety hazards,
work performed without
permits, and recommended
safety corrections. Contract
code enforcement staff
contact property owners to
correct life/safety hazards
identified. Year/Number of
inspections:
2015/180
2016/153
2017/157
2018/179
2019170
2020/194
2021/226
Delete. There is no need
to have the program in the
Housing Element as the
Town has been conducting
resale inspections since
1969.
85 Table 1.7: Review of Past Performance
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GOAL 3 — USE OUR LAND EFFICIENTLY TO MEET HOUSING NEEDS, AND TO IMPLEMENT ‘SMART’ AND SUSTAINABLE DEVELOPMENT PRINCIPLES.

Policy H3.1 Housing for Local Workers. The Town will strive to provide an adequate supply and variety of housing opportunities to meet the needs of San Anselmo’s workforce and their families, seeking to match housing types and affordability with household income.

Policy H3.2 Variety of Housing Choices. In response to the broad range of housing needs in San Anselmo, the Town will strive to achieve a mix of housing types, densities, affordability levels and designs. The Town will work with developers of non-traditional and innovative housing approaches in financing, design, construction and types of housing that meet local housing needs. Housing opportunities for families with children should not be limited because necessary facilities are not provided on site.

Modify by combining Policy H3.1 and Policy H3.2 and add new programs to implement them in this Housing Element Update The Town programs in the 5th housing element cycle resulted in application for and approval of 157 new housing units between 1/1/14 and 12/31/21 (See Program 5.1 and the associated actions).

Tiny homesare allowed in the Town with adoption of 2018 International Residential Code Appendix Q. New regulations also allow trailers to be used for housing after disasters and during housing construction. No tiny homes or trailer applications were received during the 5th housing element cycle.

These were a variety of unit types in all areas of Town:

Type of Unit [For H3.2 - Delete this after placing in] New Units Junior Accessory Dwelling Unit 1
Duplex structure 2
Apartment added to existing multifamily 3
Townhomes/Condo: 6-unit, 4 unit 8
Single-Family Residence 9
New apartment building: 12-unit, 16-unit
Each project has 2 units of deed restricted very low- or low-income housing 445 Accessory Dwelling Unit 90
Total 157
Policy H3.3 Mixed-use Infill Housing. The Town will encourage well-designed mixed-use developments (residential mixed with other uses) where residential use is appropriate to the setting and development impacts can be mitigated. The Town will develop incentives to encourage mixed-use development in appropriate locations, such as in and near the downtown, that are in proximity to transit and services and would support Downtown businesses.

No mixed-use projects were developed or requested. 100% residential projects were proposed on commercially zoned sites in commercial areas near downtown (1 Lincoln Park, 754 Sir Francis Drake).

H3.A Modify Development Standards to Encourage
Infill Housing. Review
and modify the following
development standards
based on the most up- todate empirical studies to
allow exceptions and
incentives for infill housing
located close to transit and
services.

Provide flexibility in the
application of development
standards fitting the location
and type of development,
consistent with community
goals
2016
Since 2017, the Town has
implemented California
Government Code Section
65913.4 that allows for
streamlined review of infill
development projects
and eliminates parking
requirements (2017 SB
35). One duplex was
approved pursuant to these
regulations in 2018.

The Town Council adopted
an ordinance to implement
California Government Code
Sections 65852.21 and
66411.7 (2021 SB 9) and
allow multi-unit development
in single-family zoning
districts on 12/14/21. This
allows expedited review,
reduced parking, and
increased density in infill
areas.

The Town follows State law
requirements for expedited
review of projects under the
Permit Streamlining Act and
specific sections related to
housing, such as State ADU
regulations.

The Town will be considering
objective design standards
for housing in 2023 that will
address parking standards,
funded by SB 2 grant.

Modify to adopt objective
design standards for all
housing types (See Action

3.1b).
86 Table 1.7: Review of Past Performance
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Continue, Modify or
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a. Variable Density
Standards. Establish unit
densities for studio and
one-bedroom units based on
“density unit equivalents” or
the size of the unit.

Variable density has not
been considered.

Consider this as part of the
program to create objective
design standards for all
housing types (See Action

3.1b).
b. Reduce Parking
Standards for Senior and
Affordable Housing. Provide
reduced parking standards
to support affordable and
senior housing development.

Consider this as part of the
program to create objective
design standards for all
housing types (See Action

3.1b).
c. Flexible Parking
Strategies. Provide for
more flexible parking
requirements that help to
facilitate infill, affordable,
transit-oriented and mixeduse development, while at
the same time avoiding offsite parking
impacts. Examples include
joint use parking, off-site
parking (currently allowed),
allowances for reduced
standards depending
upon location (such as near
transit), parking stall
dimensions, “grandfathering”
non-compliant buildings and
uses, etc.

See above regarding State
parking law. Objective
design standards for
multifamily housing will be
under consideration in 2022
and include flexible parking
strategies.

Consider this as part of the
program to create objective
design standards for all
housing types (See Action

3.1b).
d. Modify Parking Standards
for Mixed-Use Housing.

Adopt as appropriate
modified parking standards
for mixed-use development
in the commercial zoning
districts in order to facilitate
development of affordable
housing.

See above.

Consider this as part of the
program to create objective
design standards for all
housing types (See Action

3.1b).

Modify. Add a new program
to review fees for multifamily housing projects
(See Action 5.2f). Analyze
fees collected for recent
multifamily housing against
actual time for plan check
and inspections
by staff and outside
consultants.
e. Expedited Review and
Fee Waivers or Reductions.

Provide
expedited review of desired
housing developments and
waivers or reductions of
development fees where
feasible.
f. Parcel Consolidation.

Promote parcel
consolidation for the
assembly of new housing
sites to ensure minimum
densities are achieved and
integrated site planning
occurs by (1) identifying
priority sites for lot
consolidation where
common ownership occurs,
(2) contacting property owners of contiguous vacant
and underutilized sites,
(3) conducting outreach to affordable housing
developers, and (4) offering
the incentives listed above
to promote lot consolidation.

Town Staff follow the
expedited review required
under State law for housing
development projects.

In 2020, the Town Council
waived building permit fees
for ADUs deed-restricted
for affordable housing. No
one has applied for the fee
waiver as of 11/28/22.

A limited number of
multifamily sites have been
on the market. Staff have
contacted property buyers
and/or adjacent property
owners when they may
have interest in sites on the
market. One property was
purchased by an adjacent
property owner in 2021.

Few sites had common
ownership during the 5th
housing element cycle.

Staff have alerted affordable
housing developers to sites
that are on the market.

This has not resulted in the
purchase of any sites or
development of affordable
housing.

Continue this program.
87 Table 1.7: Review of Past Performance
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g. Work with Property
Owners. Conduct outreach
with property owners in 2015
to identify specific incentives
for property owners to
pursue parcel consolidation
and develop their properties
with housing.

Town Staff held two
public workshops in
November 2021 via Zoom.

Notice was emailed to
the Town’s business list
(which includes property
owners of commercial/
rental sites) and mailed to
downtown property owners.

Incentives that will be under
consideration for housing
were discussed, and the
Town solicited comments on
other incentives
Delete. Incorporate the
content of this program into
the program to promote lot
consolidation (See Action

5.2e).

Policy H3.4 Redevelopment of Commercial Shopping Areas and Sites. The Town will encourage the development of housing in conjunction with the redevelopment of commercial shopping areas and sites when it occurs.

Continue this policy
Policy H3.5 High Potential Housing Opportunity Areas. Given the diminishing availability of developable land, the Town will identify housing opportunity areas and sites where a special effort will be made to provide workforce and special needs affordable housing. The Town will take specific actions to promote the development of affordable housing units on these sites (identified in the Implementing Programs).

H3.B Adopt Standards for an “Affordable Housing
Overlay Zone.” Amend
the San Anselmo Zoning
Ordinance to establish
specific standards and
incentives
for an affordable housing
overlay zone. Specific
standards include densities,
development standards
incentives, parking, building
heights, specified level of
affordability, etc.

Provide flexibility in the
application of development
standards for affordable
projects
2016
The Town has hired a
consultant to draft objective
design standards for all
housing types, and adoption
is expected in 2023.

State density bonus law
allows significant density
incentives, exceptions, and
concessions to development
regulations for projects that
include affordable housing
at specified levels.

Modify and continue to
reflect changes to best
practices since adoption
of the 5th cycle Housing
Element. (See Action 5.3a).

H3.E Work with Non-Profits
and Property Owners on
Housing Opportunity Sites.

Work with non-profits
and property owners to
seek opportunities for
an affordable housing
development on either the
Sunnyhills site or the
former Redhill School site.

Undertake the following
actions to encourage
development of multifamily,
affordable housing at
Housing Opportunity Sites:

Development of affordable
housing
Undertake items a-d, during
2015. Undertake rezoning,
environmental review and
other actions during 2016
See below.

Modify and continue (See
Action 1.1c). Sunny Hills
Services has been renamed
to Side by Side.
88 Table 1.7: Review of Past Performance
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a. Work closely with nonprofit housing developers
(EAH, NPH, others) and
property owners to identify
housing development
opportunities, issues and
needs.

Town Staff have met with
Homeward Bound, Habitat
for Humanity, and EAH
Housing, all nonprofit
housing developers.

Property owners were
not interested in the
development of affordable
housing at Side by Side
(formerly known as Sunny
Hills) and Red Hill School
(owned by Ross Valley
School District) during 5th
Housing Element cycle.

EAH Housing interested in
partnering with the Town to
develop 50 units of
affordable housing at
Isabel Cook Community
Center site. However,
the Town would need to
fund reconstruction of the
community center and
offices.

Nonprofits were not
interested in Town parking
lot sites as they are
too small to be feasible
for affordable housing
development. One nonprofit
suggested that the Town
sell the Town-owned site
located above Loma Robles
for market rate housing
to fund development of
affordable
housing on parking lot sites.

Modify by combining this
with the new program (See
Action 5.3a) to adopt an
Affordable Housing Overlay
District to incentivize the
development of affordable
housing.
b. Select the most viable
site or sites. See above. See above.
c. Conduct a rezoning study
with the intent to rezone at
least one of these properties
to a zoning district that will
enable affordable housing to
be built at 20 or more units
per acre.

Both sites are zoned
SPD, Specific Planned
Development District,
which allows flexibility in
development standards,
including density of 20 or
more units per acre.

Delete. The Town will rezone
adequate parcels to meet
the RHNA as part of this
Housing Element Update,
which will include increases
in density at 20 units per
acre.
d. Undertake community outreach as part of the
rezoning and, as
appropriate, in coordination
with the potential developer
and property owner.

See above. See above.
e. Undertake environmental
review as part of rezoning to
address on-and offsite issues so that future
affordable housing
proposals can be processed
expeditiously.

The Town has not conducted
environmental review due to
limited staff and resources.

Delete. Significant funding
is necessary to implement
this program, and the Town
intends to promote housing
through more effective,
efficient allocation of limited
resources.
f. Use the affordable
housing overlay zone (when
adopted — see
Program H3.B) to incentivize
affordable housing to be
applied to High Potential
Housing Opportunity Sites
and areas in the Downtown.

The Town has not adopted
an affordable housing
overlay zone due to limited
staff time and resources.

Modify by combining this
with the new program (See
Action 5.3a) to adopt an
Affordable Housing Overlay
District to incentivize the
development of affordable
housing.
g. Complete site planning
studies, continue community
outreach, and undertake
regulatory approvals in
coordination with the
development application.

No development application
was submitted.

Modify by combining this
with the new program (See
Action 5.3a) to adopt an
Affordable Housing Overlay
District to incentivize the
development of affordable
housing.
89 Table 1.7: Review of Past Performance
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h. Facilitate development
through regulatory
incentives, including the
establishment of housing
as a “use by-right,” the
reduction or waiver of
Town fees, fast-track
processing, use of
affordable housing funds,
implementation of Housing
Element Programs H3.A
and H3.B, and assistance
by Town Planning staff in
development review.

The Town has hired a
consultant to draft objective
design standards and will be
considering by-right uses for
sites in 2023.

Combine this as part of the
program to create objective
design standards for all
housing types (See Action 3.
i. Target sites in Downtown
and surrounding infill areas
and, especially properties
where lot consolidation is
possible,
and provide incentives for lot
consolidation and property
redevelopment with housing.

Same as above.

Modify by combining this
with the new program (See
Action 5.3a) to adopt an
Affordable Housing Overlay
District to incentivize the
development of affordable
housing.

Policy H3.6 Density Bonuses and Other Incentives for Affordable Housing Developments. The Town will use density bonuses and other incentives to help achieve housing goals while ensuring that potential impacts are considered and mitigated. This will include provisions consistent with State Density Bonus Law.

The Town has successfully implemented local development standards and the Density Bonus Law to encourage development of deed-restricted affordable housing units:
1 Lincoln Park site was limited to two stories and the applicant agreed to restrict two of the 16 units for deed-restricted Low-Income housing in order to build a 3-story structure. If the Town had a 3-story height limit, the applicant would have constructed only market rate units. 754 Sir Francis Drake was limited to 100% floor area ratio and 2 stories. The Town’s two-story limit and floor area ratio limit were an incentive for the developer to include 2 units deed-restricted for Very Low-Income housing. 600 Red Hill the applicant deed-restricted 2 units for Low-Income housing in order to gain additional market rate units at the site.

Policy H3.7 Retention and Expansion of Multifamily Sites at Medium and Higher Density. The Town will strive to protect and expand the supply and availability of multifamily and mixed-use infill housing sites for housing. The Town will not re-designate or rezone residential land for other uses or to lower densities without re-designating equivalent land for higher density multifamily development.

No multifamily or mixed-use infill housing sites were redesignated or rezoned for other uses or lower densities. Due to SB 330, this policy is now applied at the state level, and the Town will remove this policy to prevent duplication with State-level legislation.

Policy H3.8 Long-Term Housing Affordability Controls. The Town will apply resale controls and rent and income restrictions to ensure that affordable housing provided through incentives and as a condition of development approval remains affordable over time to the income group for which it is intended. Inclusionary units shall be deed-restricted to maintain affordability on resale to the maximum extent possible (at least 55 years).

Six units of housing for the very low and low-income were approved that will have 55-year deed restrictions. Modify to indicate that the Town will adopt an inclusionary housing ordinance to ensure that affordable housing is provided in new development in San Anselmo (See Action 5.7f). 90 Table 1.7: Review of Past Performance
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Policy H3.9 Inclusionary Housing Approach. To increase affordable housing construction, the Town will require residential developments to provide units for very low, low and moderate-income housing on a sliding scale or an in-lieu fee related to the size of the new main dwelling on the particular site. The units provided through this policy are intended for permanent occupancy and must be deed-restricted, including, but not limited to, single-family housing, multifamily housing, condominiums, townhouses, or land subdivisions. In addition, the Town will require larger non-residential developments, as job generators, to participate in addressing housing needs in the community.

H3.C Adopt Inclusionary
Housing Regulations and
Establish Housing Impact
Fees. Amend the Zoning
Ordinance to require
residential developments
to provide affordable units
for very low, low and/or
moderate-income housing,
pay an in-lieu fee, or pay
a housing impact fee. The
ordinance should include
specific definitions for
affordability tied to Area
Median Income (AMI), and
should cover participation
from larger non-residential
developments. As part of
the annual review of the
Housing Element there will
be a review as to whether
this program has been
effective in encouraging
very low and low-income
housing. The program will
be revised if it is deemed to
be ineffective.

In undertaking the work,
the ordinance will be
evaluated as a potential
constraint to the provision
of housing. This would
include analysis of the
policy’s implementation
framework, levels of
mandated affordability, and
a description of the types of
options and incentives the
Town offers to encourage
and facilitate compliance
with the inclusionary
requirements. The Town
will also engage the
development community to
facilitate this analysis.

Inclusionary requirements
and/or housing impact
fees will be based on the
following considerations:

Provide housing for very
low-, low- and moderateincome households2016
An ordinance was
considered in 2009 but did
not move forward.

The Town received an SB 2
grant to conduct an in-lieu
housing study in 2020, in
coordination
with other Marin County
jurisdictions. The study was
completed and presented to
the Planning Commission
in 2021.

Staff received the first draft
of regulations in December
2021.

Staff worked with other
Marin County jurisdictions to
hold outreach workshops in
Spring 2022 with developers
and coordinate standards.

Continue (See Action 5.
a. The number of inclusionary units required based on project size, such as: 3-10 units — 10%; 11-20 units — 15%; 21+ units — 20%. b. Inclusionary zoning requirements or housing impact fees will address the need for very low and low-income rental units and moderate-income ownership units.
c. The primary intent of the inclusionary requirement is the construction of new units on site. d. The focus is on multifamily housing developments with deed restrictions to support long periods of affordability. e. Second priority for meeting inclusionary requirements is the construction of units off site or the transfer of land and sufficient funding to develop the number of affordable units required. f. If these options are not practical, then other alternatives of equal value such as in-lieu fees, housing impact fees, transfer of land and/or dedication of units, or rehabilitation of existing units may be considered. g. Fees paid in-lieu of providing units on site or housing impact fees shall be of a value proportionally equivalent to the number of units in the project. The amount of the fee shall be established by a schedule that is periodically reviewed and updated by the Town Council. h. Establish incentives as part of an ordinance whereby the Council would decide the standards in the public review process when considering an actual ordinance. Standards include parking exceptions, increased height, mixed- use, and reduced setbacks. 91 Table 1.7: Review of Past Performance
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Policy H3.10 Second Dwelling Units. The Town will encourage the construction of well-designed new second units and the legalization of existing second units as an important way to provide affordable housing.

The Town approved 90 Accessory Dwelling Units (ADUs) and adopted objective design standards for ADUs.

H3.D Junior Second Units.

Review and adopt as
appropriate standards to
allow the creation of junior
second units. Standards
to review should include,
but not be limited to, the
following:
a. Conversion of existing bedroom required – no
building expansion;
b. Maximum unit size;
c. Limitation on kitchen size
and appliances;
d. Bathroom requirement;
e. Internal and external
access;
f. Parking;
g. Owner occupancy
requirement.
18 new second units,
including junior second
units, by October 2022
Consider adoption of
standards in 2015
Completed. Final occupancy
was granted for 39 new
ADUs, including one junior
accessory dwelling unit
(JADU) as of 12/31/21.

Town ADU regulations
allowed for development of
JADUs prior to the 5th cycle
Housing Element. Town
regulations were updated
in 2019-2020 to develop
requirements for JADUs
when State law required
that the Town approve
JADUs and distinguished
between ADUs and JADUs.

Staff believe there are a
limited number of JADU
applications because there
are fewer restrictions for
ADUs, such as no size
limit and owner occupancy
requirement.

Delete, as this program has
been completed.

The Town will work with
special districts to reduce or
waive fees for junior second
units.

In 2017, the Town Council
wrote a letter to the Ross
Valley Sanitary District
to request elimination of
connection fees. State law
eliminated connection fees
for ADUs.

Delete, as this program has
been implemented.

GOAL 4 — PROVIDE HOUSING FOR SPECIAL NEEDS POPULATIONS THAT IS COORDINATED WITH SUPPORT SERVICES.

Policy H4.1 Special Needs Groups. The Town will actively promote the development and rehabilitation of housing to meet the needs of special needs groups, including the needs of seniors, people living with disabilities, the homeless, people with HIV/AIDS and other illnesses, people in need of mental health care, single parent families, large families, and other persons identified as having special housing needs.

There are no associated programs. Modify this policy and create specific programs to implement this policy in the Housing Element Update (See Policy 7 and associated programs).

In the 5th cycle planning period, the Town has made the following accomplishments related to special needs housing:
• The Town adopted strategies to house special needs populations including objective standards for single room occupancy housing and prohibited housing discrimination based on source of income.
• In 2021, the Town adopted temporary moratoriums on rent increases and evictions due to the financial impacts of the COVID-19 Pandemic. The Town promoted the Marin County emergency rental assistance grant program on social media, the Town email list, and by mailings to property owners and tenants of multi-unit properties. As of January 7, 2022, the County has received 135 applications for emergency rental assistance and paid 40 cases in San Anselmo.
• Many new rental housing units affordable to lower income households were constructed. New affordable units had up to two bedrooms and, therefore, were not appropriate for several large households in San Anselmo that are overpaying for housing. • The Town approved one 16-unit senior apartment building that was completed in 2022. Two of the 16 units are set aside for low-income senior households.
• The Town approved five requests for reasonable accommodations to allow residents with disabilities to remain in their homes, including two setback and noise limit exceptions for generators to power air conditioning equipment and refrigeration, one exception to allow a parking area for ADA accessibility, and two exceptions for access ramps. Several sidewalk ramps were installed and improved in residential neighborhoods to assist people with disabilities.
• The Town adopted an Administrative Citation program to assist in the enforcement of housing regulations and safety standards. • To assist female-headed households and many families in the town, one new preschool was approved on Greenfield Avenue, which will accommodate up to 118 students. The town lost Village Preschool on Jones Street, which had a capacity for 30 students. The Town modified the Zoning Code to allow neighborhood family childcare centers by-right.

Policy H4.2 Health and Human Services Programs Linkages. As appropriate to its role, the Town will assist service providers to link together services serving special needs populations to provide the most effective response to homelessness or persons at risk of homelessness, youth needs, seniors, persons with mental or physical disabilities, substance abuse problems, HIV/AIDS, physical and developmental disabilities, multiple diagnoses, veterans, victims of domestic violence, and other economically challenged or underemployed workers.

Modify this policy and add supportive programs based on the feedback received through outreach to these service providers as part of the Housing Element Update (See Program 7.1).

Policy H4.3 Density Bonuses for Special Needs Housing. The Town will use density bonuses to assist in meeting special housing needs and housing for lower income elderly and the disabled, consistent with roadway capacity and considering parking needs and neighborhood scale.

A 16-unit senior housing development was approved at 1 Lincoln Park on a commercially-zoned site next to a residential neighborhood. A density bonus allowed the project to be up to three stories and resulted in two units of deed-restricted housing for low-income households. Elevator access and a community gathering space are provided, along with an outdoor garden area. The one-bedroom units each have one parking space and are walking distance to shopping, restaurants, services, and transit. Modify to address reasonable accommodation requirements (See Action 9.1e). 92 Table 1.7: Review of Past Performance
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Policy H4.4 Adaptable/Accessible Units for the Disabled. The Town will ensure that new multifamily housing includes units that are accessible and adaptable for use by disabled persons in conformance with the California Building Code. This will include ways to promote housing design strategies to allow seniors to “age in place.”
Modify this policy. The Town implements the current California Building Code, which includes requirements for accessible units. Add programs to support this policy that allow seniors to “age in place.” Modify to address reasonable accommodation requirements (See Action 9.1e).

Policy H4.5 Transitional and Supportive Housing. The Town of San Anselmo recognizes the need for and desirability of transitional and supportive housing and will treat transitional and supportive housing as a residential use that will be subject only to the same restrictions that apply to other residential uses of the same type in the same zone.

Continue Policy.

Policy H4.6 Rental Assistance Programs. The Town will continue to publicize and create opportunities for using available rental assistance programs, such as the project-based Section 8 program and tenant-based Housing Choice Voucher program, in coordination with the Marin Housing Authority (MHA). The Town will also continue to support the use of Marin Community Foundation funds for affordable housing and continue to participate in the Housing Stability program administered through MHA.

Continue Policy.

Policy H4.7 Emergency Housing Assistance. Participate and allocate funds, as appropriate, for County and non-profit programs providing disaster preparedness and emergency shelter and related counseling services.

H4.A Use of Rental
Assistance Programs.

Continue to publicize and
participate in rental
assistance programs such
as the Housing Choice
Voucher program and other
available rental programs.

Publicity of Housing Choice
Vouchers Ongoing
Staff publicized the rental
assistance program to
property owners via social
media posts and a mailer.

In 2015, there were 122
Housing Choice Vouchers
in use in San Anselmo. In
2022, there are 106 Housing
Choice Vouchers in Census
tracts within the Town limit,
making up less than 10
percent of renter occupied
housing units. Links to
information are provided
on the Town website.

Due to limited staff time,
publicity was limited, and
program was not considered
successful due to the
decrease in use of the
Housing Choice Vouchers
over time.

The Town Council
established
protections for tenants
in 2021 during the Covid 19
pandemic by freezing rent
increases and prohibiting
evictions (Ordinances 1154
and 1155). Staff mailed
notices of supportive
programs to all multifamily
property owners and tenants
in 2021.

The Planning Department
staff received one email
inquiry about the program
from a property owner
seeking to return to San
Anselmo to a rental unit.

The Town publicized the
Marin County Covid 19
pandemic Emergency
Rental Assistance Program
to property owners and
tenants via social media
and a mailer in 2021.

The County received 135
applications from San
Anselmo residents and has
paid 40 cases
in San Anselmo as of 1/7/22.

Town publication of the
rental assistance program
appeared to be successful,
based on number of
applications received.

Modify this program to
include timelines for
program publicity. Use the
Town Communications staff
to promote program (See
Action 7.3b).
93 Table 1.7: Review of Past Performance
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and Progress in
Implementation
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Policy H4.8 Coordination with Other Agencies in Housing the Homeless. The Town will actively engage with other jurisdictions in Marin to support long-term housing solutions for homeless individuals and families in Marin County, and to implement the Marin County Continuum of Care actions in response to the needs of homeless families and individuals. The Town will allocate funds, as appropriate, for County and non-profit programs providing emergency shelter and related
support services.

Continue Policy.

Policy H4.9 Local Approach to Housing for the Homeless. The Town of San Anselmo recognizes the need for and desirability of emergency shelter housing for the homeless and will allow a year-round emergency shelter as a permitted use in the Limited Commercial, General Commercial, and Public Facilities zoning districts. Designated site(s) must be located within one-quarter mile of a transit stop, since this could be considered a reasonable distance for a person to walk to/from a transit stop to/from a facility. In addition, the following would apply:
a. The Town will encourage a dispersion of facilities to avoid an over-concentration of shelters for the homeless in any given area. An over-concentration of such facilities may negatively impact the neighborhood in which they are located and interfere with the “normalization process” for clients residing in such facilities.
b. The Town will encourage positive relations between neighborhoods and providers of permanent or temporary emergency shelters. Providers or sponsors of emergency shelters, transitional housing programs and community care facilities shall be encouraged to establish outreach programs within their neighborhoods and, when necessary, work with the Town or a designated agency to resolve disputes. c. It is recommended that a staff person from the provider agency be designated as a contact person with the community to review questions or comments from the neighborhood. Outreach programs may also designate a member of the local neighborhood to their Board of Directors. Neighbors of emergency shelters shall be encouraged to provide a neighborly and hospitable environment for such facilities and their residents. d. Development standards for emergency shelters for the homeless located in San Anselmo will ensure that shelters would be developed in a manner which protects the health, safety and general welfare of nearby residents and businesses, while providing for the needs of a segment of the population as required by State law. Shelters shall be subject only to development, design review and management standards that apply to residential or commercial development in the same zone, except for the specific written and objective standards as allowed in State law.

The population of people experiencing homelessness rose, and no extremely low-income housing was created during the 5th cycle planning period. A point-in-time count of people experiencing homelessness in vehicles in San Anselmo decreased from 15 people in 2019 to seven people in 2021. Modify and continue to create supportive actions to implement the intent of this program (See Program 7.1).

Unsheltered Homeless Sheltered Homeless Total for San Anselmo 2015 2017 2019 2015 2017 2019 2015 2017 2019
13 2 20 0 0 0 13 2 20
94 Table 1.7: Review of Past Performance
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Implementation
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H4.B Investigate Possible Multi-Jurisdictional
Emergency Shelter. As the
opportunity arises, the Town
will consider participation
in a multi-jurisdictional
emergency shelter, should
one be proposed in the
future.

Construction of homeless
facility (if determined
feasible) As the opportunity arises
The Town has not funded
any multi-jurisdictional
project for an emergency
shelter.

On October 1, 2017, the
County of Marin and local
homeless service providers
launched a “Coordinated
Entry System” for providing
people experiencing
homelessness with housing
and services and have
housed approximately
330 people who had been
experiencing chronic
homelessness. On July 27,
2021, the Town contributed
$55,299 to a pool of local
city and town resources to
create a new “city-funded
case management” option,
that provides additional case
management support for
people experiencing chronic
homelessness and allows
the Town to prioritize the
most high-needs people
for permanent supportive
housing.

On April 28, 2015, the Town
contributed $14,145 to a
joint fund with all the cities
and towns of Marin County,
to fund a rotating homeless
winter emergency shelter
program known as the
Rotating Emergency Shelter
Team (REST).

REST was run by San
Anselmo churches and
community volunteers with
the Marin Organizing
Committee from November
15 through April 15 from
2015 to 2018, when the
program was discontinued.

The program served up to
40 homeless men at rotating
congregations, including
First Presbyterian Church
of San Anselmo, and 20
homeless women housed
at the County Wellness
Center and served by
congregations. Although
successful, the program
provided temporary housing
during five winter months
only. San Anselmo staff and
residents participated in
working at the San Anselmo
shelter and a San Anselmo
church participated by
providing the facility.

Modify this program to
define what “participation”
entails and to create more
specific project goals (See
Action 7.4a).

All emergency shelters in
Marin County are open to
all individuals experiencing
homelessness, including
those from San Anselmo.

Therefore, any Marin County
emergency shelter is a
multijurisdictional shelter. There
is opportunity to contribute
to the development of
emergency shelters that are
planned or currently under
construction in San Rafael.
5 One project included conversion of two existing units to deed-restricted affordable housing. Those two units are not included here since they were existing. 95 96
97 2

HOUSING NEEDS

AND CONSTRAINTS

EXECUTIVE SUMMARY
98 Summary of Housing Needs and Constraints
The housing crisis in the Bay Area has been an evolving phenomenon over the past 40 years as high demand has continually exceeded housing supply and affordability. There has been a substantial movement in the Bay Area, intensified by concerns about climate change, to prioritize sustainable growth. The movement seeks to encourage regional development patterns that are more compact, transit-oriented, pedestrian-oriented, well-designed, and highly livable. A central focus of this movement — the very foundation for achieving a more sustainable and livable Bay Area — is rethinking the way in which we plan, design, rehabilitate, preserve, and manage housing in conjunction with transportation systems, jobs, and services.

Under state housing element requirements, housing needs are broken down into three categories: existing needs, projected needs over the housing element planning period, and the specific needs of special groups identified in San Anselmo. In opposition, constraints to the production of housing hinder the Town’s ability to meet these three types of housing needs. Below are key findings of the San Anselmo housing needs analysis that summarize important trends and considerations for the Housing Element:

Housing Needs
• The population of San Anselmo has remained relatively stable over the past several decades. As of 2020, the town’s population is 12,757 residents and 5,224 households.
• Approximately 62 percent of households are one- to two-bedroom households, which could indicate a higher demand for smaller housing units such as single room occupancy (SRO) units, studio/efficiency units, and one-bedroom units. • Countywide, the agricultural and natural resources, construction and manufacturing, wholesale, and transportation industries combined employ approximately 14 percent of the population. This low percentage could be indicative of a lack of housing affordable to households employed in these sectors in both the county and town.
• San Anselmo’s vacancy rate was 5.3 percent in 2020, which suggests that San Anselmo’s housing market is extremely tight, and that additional housing is needed in the community. • A large portion of the housing stock in San Anselmo is more than 30 years old. Therefore, the town could see an increase in redevelopment in the coming years, especially once the Town updates the Zoning Code to allow more than one unit on a lot, improving the return on redevelopment for homeowners. • There has been a decline in the number of lower-income households in San Anselmo, but the Town’s overall population has remained stable.

Therefore, it appears that household incomes have risen rather than lower income households have been pushed from the community. • In 2020, San Anselmo single-family home sale prices were six percent lower than the countywide median. San Anselmo condominium sales prices were 50 percent higher than the countywide median. This difference could be indicative of a high demand for condominiums in the community.
• There is a lack of large units affordable to low-income households, indicating that the Town should incentivize this type of housing as a part of the Affordable Housing Overlay District (Program 5.3). • The low number of rental units with three or more bedrooms is likely leading to the 17 percent of large households that are cost burdened. To address this, the Town will incentivize this type of housing as a part of the Affordable Housing Overlay District (Program 5.3). • San Anselmo’s population is aging as younger adults are moving out of the community. This could be attributed to the rising cost of housing in the community, or younger people are seeking other types and locations of housing based on lifestyle preferences (or a combination of these factors).
• The proportion of senior residents is projected to increase to 22 percent of the population by 2040, increasing the demand for assisted living and senior residential facilities.
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• Two main factors contribute to the high cost of land in Marin County: the county’s desirability as a place to live and the lack of remaining vacant land suitably zoned for residential development. • Over the past year, mortgage rates for conventional 30-year fixed rate loans have increased dramatically from less than three percent to more than seven percent, making homeownership increasingly unattainable for low- and moderate-income households. • Community opposition to affordable housing is prevalent in Marin County. However, architectural design plays a critical role in creating new developments that blend into the existing neighborhood, especially in higher density developments that might otherwise appear visually incompatible with existing surrounding development. In order to clarify design requirements to the development community and streamline the development approval process, the Town will adopt objective design standards for all housing types (Action 3.2a) as well as adopt pre-approved plans for missing middle housing (Action 3.1c) and accessory dwelling units (Program 6.1). • Recognizing that additional density is needed throughout the community to accommodate additional housing, the Town will amend the Zoning Code to allow up to 12 dwelling units per acre in the R-2 district and 30 dwelling units per acre in the C-L, C-3, and SPD districts (Program 5.7).
• To better accommodate the densities needed to construct affordable housing development, the Town will establish an affordable housing overlay district that will allow greater building height, density, and floor area ratios for multifamily and mixed-use developments that provide a specified percent of units as affordable to low- and very low-income households (Program 5.3). • San Anselmo does not allow overnight street parking in the town aside from a few exceptions. To improve the flexibility of the Town’s parking standards the Zoning Code will be amended to eliminate minimum parking requirements for new development and redevelopment within a half-mile of public transit in accordance with AB 2097 (Action 5.2c) as well as allow reductions in areas outside of a half-mile of public transit under certain circumstances (Action 5.2d).
• The Town has included three programs and 14 actions in the Policies, Programs, and Action section of this Housing Element to promote the construction and affordability of ADUs and JADUs (Policy 6). • The San Anselmo Zoning Code establishes provisions for SRO units to establish standards for these units and provide opportunities for the development of permanent, affordable housing in close proximity to transit and services for small households and people with special needs.

In order to make SROs more widely available throughout the community, the Town will amend the Zoning Code to allow residential buildings containing the units as a permitted use in the R-3 zoning district (Action 3.3c). • The Town complies with the Employee Housing Act. Pursuant to Health and Safety Code Section 17021.5, the Town deems any employee housing providing accommodations for 6 or fewer employees as a single-family structure. To ensure that the Town is not responsible for any barriers to the establishment of employee housing, the Town will amend the Zoning Code for compliance with the Employee Housing Act (Action 5.8c).
• Since the Town has few remaining vacant lots suitable for development, all infrastructure (i.e., curbs, gutters, sidewalks, streets, and utilities) is in place. To ensure that required site improvements are not a barrier to development, the Town will evaluate local requirements to determine what on- and off-site improvement requirements could be minimized or eliminated in order to reduce construction financing costs for affordable housing development projects (Action 5.4b).
• Town fees comprise two percent of the cost of development of a single-family home, two percent of the cost of development of a multifamily development, and three percent of the cost of development of an ADU. To ensure that planning and/or building permit fees are not a barrier to the development of affordable housing in the community, San Anselmo will waive a percentage of project review, permit, and impact fees based on level of affordability, up to a maximum of 50 percent for 100 percent affordable housing development projects (Action 5.4a). • To further streamline the approval process for new housing, the Town will adopt objective design standards for all housing types (Action

3.2a), pre-approved plans for missing middle housing types (Action 3.1c), and pre-approved ADU plans (Program 6.1).

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48 100
101
3 HOUSING NEEDS
102

HOUSING NEEDS
Population, Housing and Jobs Trends
Population Growth and Trends
Demographic changes, such as population growth or age structure fluctuations, affect the type and amount of housing needed in a community.

As shown in Table 3.1, San Anselmo’s population has remained relatively stable from 1990 to today. The Association of Bay Area Governments (ABAG) Plan Bay Area 2040 growth projections forecastc limited growth in San Anselmo through 20401. Over the next decade and a half, the growth rate is projected to rise to an average annual growth rate of 0.3 percent per year. Population is expected to increase from 12,757 people in 2020 to 13,625 in 2040.

Regionally, the population of Marin County continues to grow. In 2020, the Marin County population was 260,831, up by five percent from 247,289 in 2000. The Marin County population is projected to increase to 282,670 by 2040. Over the next two decades, the annual growth rate is expected to decrease from an average of 0.5 percent per year between 2020 and 2030, to 0.3 percent per year between 2030 and 2040 (ABAG 2017). 1 While the Bay Area region’s most recent long-range strategic plan, Plan Bay Area 2050 adopted in October 2021, the most current population projections for San Anselmo are from the regions previous long-range strategic plan, Plan Bay Area 2040.

Table 3.1: Population Growth Trends 1990 - 2040 in San Anselmo Year Population Numerical
Change
Percent
Change
Annual Average
Growth Rate
1990 11,735 N/A N/A N/A
2000 12,378 643 5% 0.5%
2010 12,336 -42 -0.3% 0.0%
2020 12,757 494 4% 0.4%
2030 13,205 375 3% 0.3%
2040 13,625 420 3% 0.3%
Table 3.2: Population Growth Trends 1990 - 2040 in Marin County Year Population Numerical
Change
Percent
Change
Annual Average
Growth Rate
1990 230,096 N/A N/A N/A
2000 247,289 17,193 7% 0.8%
2010 252,409 5,120 2% 0.2%
2020 260,831 8,422 3% 0.3%
2030 274,530 13,699 5% 0.5%
2040 282,670 8,140 3% 0.3%
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Age Characteristics
Age characteristics are an important factor to consider when evaluating current and future housing needs. Typically, distinct lifestyles, family types and sizes, incomes, and housing preferences vary by age group. As people age, housing needs and preferences change. For example, young householders with children often have different housing preferences than senior householders living alone.

In San Anselmo, the number of seniors aged 65-74 increased by 115 percent from 2000 to 2020. Adults aged 55-64 grew by 71 percent from 2000 to 2020. In contrast, the population of adults aged 35-44 declined by 39 percent between 2000 to 2020, and the population of young adults aged 25-34 decreased
by 36 percent during the same timeframe. The senior population aged 75-84 has remained relatively stable over the past 20 years, while the number of seniors over age 85 decreased by 24 percent. Between 2000 and 2020, the number of children four years old or younger decreased by 22 percent, children between five and 14 years old have increased by 19 percent, and youth aged 15-24 increased by 35 percent.

Table 3.3: Age Group Trends in San Anselmo, 1990-2020
2000 2010 2020 2000-2020 % Change
Age Group Number Percent Number Percent Number Percent Percent Change 2000-2010
Percent Change
2010-2020
Percent Change
2000-2020
0 - 4 725 6% 740 6% 565 4% 2% -24% -22%
5 - 14 1,519 12% 1,673 14% 1,813 14% 10% 8% 19%
15 - 24 994 8% 966 8% 1,338 11% -3% 39% 35%
25 - 34 1,351 11% 875 7% 864 7% -35% -1% -36%
35 - 44 2,541 21% 1,929 16% 1,543 12% -24% -20% -39%
45 - 54 2,591 21% 2,365 19% 2,208 17% -9% -7% -15%
55 - 64 1,255 10% 2,127 17% 2,147 17% 69% 1% 71%
65 - 74 678 5% 1,018 8% 1,458 12% 50% 43% 115%
75 - 84 540 4% 432 3% 547 4% -20% 27% 1%
85+ 184 1% 211 2% 140 1% 15% -34% -24%
Total 12,378 100% 12,366 100% 12,623 100% 0% 2% 2%
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The California Department of Finance predicts significant increases in Marin’s elderly population as the baby boomer generation ages. While the total countywide population is expected to increase by eight percent between 2020 and 2040, the number of seniors over age 65 is projected to increase by 64 percent. Figure 3.2 shows how each age group in San Anselmo will change if countywide projections apply in San Anselmo. The population of residents under 19 will decrease by 11 percent, and the population of adults aged 20-64 will decrease by seven percent, while the proportion of seniors will increase to comprise 22 percent of the population by 2040. The aging population is expected to increase the demand for assisted living and senior residential facilities in the county. 100
105
110
115
120
125
130
135
1990199119921993199419951996199719981999200020012002200320042005200620072008200920102011201220132014201520162017201820192020 Index (Year %s = Index 100)
Population Growth Trends 1990 - 2020
Index
San Anselmo
Index
Marin County
Index
Bay Area
Figure 3.1 Population Growth Trends in San Anselmo, 1990 - 2040 12/12/2022 DRAFT FOR PUBLIC REVIEW
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The aging population increased the median age of San Anselmo residents from 41.3 years in 2000 to 46 years in 2020. In 2020, San Anselmo’s median age is lower than the Marin County median age (47.1 years) but higher than the California and national median age (36.7 and 38.2 years, respectively).
725
1519
994
1351
2541
2591
1255
678
540
184
740
1,673
966
875
1,929
2,365
2,127
1,018
432
211
565
1,813
1,338
864
1,543
2,208
2,147
1,458
547
140
0 500
1,000
1,500
2,000
2,500
3,000
0 - 4 5 - 14 15 - 24 25 - 34 35 - 44 45 - 54 55 - 64 65 - 74 75 - 84 85+ Population
Age Group Trends in San Anselmo, 1990-2020
2000 2010 2020
Figure 3.2 Age Group Trends in San Anselmo, 1990-2020
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Employment
An assessment of community needs should consider the occupational profile of residents. Incomes associated with different jobs and the number of workers in a household determines the housing type and size affordable to each household. In some cases, the types of jobs held by residents can also affect housing needs and demand (such as teachers or service workers).

The Marin County economy is predominantly white collar – with 30 percent of the working population employed in the financial and professional services industry and 30 percent employed in the health and educational services industry. Approximately 57 percent of Marin County’s working population is employed in management, business, science, and arts occupations. Similarly, in San Anselmo, 33 percent of the working population is employed in the financial and professional services industry and 34 percent is employed in the health and educational services industry. Approximately 67 percent of San Anselmo’s working population is employed in management, business, science, and arts occupations. In particular, biomedical and software engineering companies employ many residents in San Anselmo.

The County’s five largest private-sector employers include Kaiser Permanente, Marin General Hospital, Autodesk, Inc, Bio Marin Pharmaceutical, Inc., and Fireman’s Fund Insurance (North Bay Business Journal). According to the California Employment Development Department, there are approximately 25 large businesses (with over 250 employees) in Marin County, and an additional 1,007 small businesses (with fewer than 20 employees). Those small businesses represent over 90 percent of all payroll businesses in Marin County. The county is also home to an additional 9,066 self-employed or home-based businesses (with fewer than four employees). F Some of the fastest growing occupations in Marin County when projecting from 2018 to 2028 are veterinarians, veterinary technologists and technicians, taxi drivers and chauffeurs, nurse practitioners and film and video editors (California Employment Development Department 2018). 4,763
73,706
685
18,306
1,251
24,881
197
6,950
218 6,195

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
San Anselmo Marin County
Share of Employed Residents
Resident Employment by Occupation
Management, business, science, and arts occupations Service occupations Sales and office occupations Natural resources, construction, and maintenance occupations Production, transportation, and material moving occupations Figure 3.3 Resident Employment by Occupation
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Blue collar industries employ a relatively small percentage of those that live in Marin County and San Anselmo. Countywide, the agricultural and natural resources, construction and manufacturing, and wholesale and transportation industries combined employ approximately 14 percent of the population.

The mean annual salary in Marin County was $77,267 during the first quarter of 2022. Typical wages for a variety of positions in Marin County are shown in Table 3.5.

Generally, it is desirable to have a balance of jobs and workers, to enable workers to live in the communities they work in, reducing commute times, freeway congestion, and greenhouse gas emissions.. It is generally considered ideal to have a range of 1.0 to 1.5 jobs per household in a jurisdiction. The jobs/housing ratio in San Anselmo was 1.47 in 2018, meaning that the number of jobs available in the community is proportional to the number of households.

San Anselmo is expected to add 330 jobs (or 10 percent) to the local employment base between 2010 and 20401. This is similar to the countywide job growth rate projection. In 2018, San Anselmo had a job-to-worker ratio of 0.86 for wage groups making less than $1,250 per month, 0.88 for wage groups making between $1,250 and $3,333 per month, and 0.40 for wage groups making more than $3,333 per month. This indicates the number of jobs available to each worker in their respective age group. 1 ABAG Plan Bay Area Projections 2017.

Table 3.4: Resident Employment by Occupation
Geography
Management,
business,
science, and arts
occupations
Service
occupations
Sales and office
occupations
Natural
resources,
construction, and
maintenance occupations
Production,
transportation, and
material moving
occupations
San Anselmo 4,763 685 1,251 197 218
Marin County 73,706 18,306 24,881 6,950 6,195
Table 3.6: Projected Jobs 2015-2050
Geography 2010 2015 2020 2030 2040 2050
Marin County 115,885 129,565 129,900 133,480 134,960 146,000 San Anselmo 3,090 3,205 3,215 3,350 3,420 N/A
Table 3.5: Mean Annual Salary in Marin
County (1st quarter 2022)
Occupation Mean Wages
Management Occupations $147,143
Business and Financial Operations
Occupations $101,518
Computer and Mathematical Occupations $123,986
Architecture and Engineering Occupations $113,254
Life, Physical, and Social Science
Occupations $104,860
Community and Social Service
Occupations $72,835
Legal Occupations $136,647
Educational Instruction and Library
Occupations $77,625
Arts, Design, Entertainment, Sports, and
Media Occupations $89,900
Healthcare Practitioners and Technical
Occupations $140,211
Healthcare Support Occupations $45,752
Protective Service Occupations $88,459
Food Preparation and Serving Related
Occupations $42,422
Building and Grounds Cleaning and
Maintenance Occupations $46,376
Personal Care and Service Occupations $49,027
Sales and Related Occupations $55,594
Office and Administrative Support
Occupations $58,607
Farming, Fishing, and Forestry
Occupations $48,444
Construction and Extraction Occupations $74,104
Installation, Maintenance, and Repair
Occupations $65,393
Production Occupations $54,577
Transportation and Material Moving
Occupations $49,224
All Occupations $77,267
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Households
The Census defines a household as all persons who occupy a housing unit. This definition includes single persons living alone, families related through marriage or blood, and unrelated individuals living together. Persons living in retirement or convalescent homes, dormitories, or other group living situations are not considered households.

According to the U.S. Census, there were 5,224 households in San Anselmo in 2020. Approximately 27 percent of those households were comprised of single person households, while 55 percent were comprised of married-couple family households. An additional four percent were comprised of male headed households, eight percent were comprised of female headed households, and seven percent were comprised of other non-family households. In Marin County, just over half of the households consisted of married-couple family households. In Marin County, 27 percent of households were occupied by single person households. This was higher than the state estimate of 24 percent and slightly below than the San Anselmo estimate of 29 percent.

Table 3.7: Householder by Type
San Anselmo Marin County San Anselmo Marin County
Household by Type Number Number Precent Precent
Married-Couple Family
Households 2,848 53,710 55% 51%
Male Headed Family
Households 200 3,727 4% 4%
Female Headed Family
Households 416 8,664 8% 8%
Single Person Households 1,411 30,769 27% 29%
Other Non-Family Houshold 349 8,030 7% 8%
Total 5,224 104,900 100% 100%
55% 51%
200 3727
416 8664
8% 8%
27% 29%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Marin County San Anselmo
Householder by Type
Married-Couple Family Households Male Headed Family Households Female Headed Family Households Single Person Households Other Non-Family Houshold
Figure 3.4 Householder by Type
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In San Anselmo, most of households are small: 27 percent of households are comprised of one person households and 35 percent are two person households. Households with three persons totaled 17 percent of the population, households with four persons totaled 13 percent, and large households with five or more people comprised eight percent of the population. The average household size in San Anselmo is 2.4 persons (U.S.

Census, 2020).
1,411
1,816
912
668
417
0 200
400
600
800
1,000
1,200
1,400
1,600
1,800
2,000
1 Person 2 Person 3 Person 4 Person 5+ Persons
Households
Household Size
Figure 3.5 Household Size
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Tenure
Housing tenure refers to whether a housing unit is owned or rented. Tenure influences residential mobility, as owner-occupied units generally experience lower turnover rates than rental units. In 2020, there were over 104,900 households in Marin County. Approximately 64 percent of households lived in owner-occupied units while the remaining 36 percent of households rented. Of San Anselmo’s 5,224 households in 2020, 66 percent were owner occupied while 34 percent were renter occupied, similar to Marin County’s housing tenure makeup. 66% 64%
34% 36%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
San Anselmo Marin County
Percent of Households
Household Tenure (2020)
Owner Occupied Renter Occupied
Figure 3.6 Household Tenure 2020
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Housing Stock Characteristics
Figure 3.7 displays housing production in San Anselmo compared to neighboring cities and Marin County. Since 2010, San Anselmo’s housing stock lost 20 units, while neighboring Larkspur gained 83 units and Corte Madera gained 148 units. Fairfax lost 115 housing units and Ross lost four units. Countywide, the housing stock increased less than one-half percent over the 10-year period. 5,538
3,585
884
6,376
4,026
12,688
7,503
2,504
12,137
10,084
0 2,000
4,000
6,000
8,000
10,000
12,000
14,000
San Anselmo Fairfax Ross Larkspur Corte Madera
Housing Units
Regional Housing Growth Trends
2010 2020
Figure 3.7 Regional Household Growth Trends
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In Marin County, new housing construction continues to exacerbate the high proportion of detached, single-family housing. In 2020, 96 percent of construction permits issued countywide were for single-family units. As shown above, in 2020, 61 percent of existing residential buildings are single-family detached units in Marin County. In 2015 and 2017, 100 percent of construction permits issued were for single-family homes, making the 2020 figure of 96 percent the third highest in proportion of single-family unit construction permits issued in the last seven years, but the greatest number of permits in a year is consistently issued for the construction of this type of housing.

Although the demographic trends in San Anselmo indicate that future housing supply is needed to support smaller household sizes and an older population, the predominant housing type continues to be the single-family detached homes, which comprise 76 percent of the housing stock (Department of Finance, 2020). Single-family attached units and small, multifamily complexes (2 to 4 units) comprise 11 percent of San Anselmo’s housing, and larger multifamily complexes (5+ units) comprise 12 percent. Countywide single-family detached units comprise 61 percent of the housing stock and multifamily units (2+ units) comprise 27 percent.

In order to meet the needs of current and future residents, the Housing Element contains several programs aimed at facilitating the development of multifamily housing in the Town’s commercial corridors, missing middle housing in predominantly single-family detached neighborhoods, and accessory dwelling units (ADUs) throughout the community.

Table 3.8: Housing Type
San Anselmo Marin County
Housing Type Number Percent Number Percent
Single-Family Detached 4,174 76% 68,012 61%
Single-Family Attached 266 5% 11,266 10%
Multifamily 2-4 Units 358 6% 8,349 7%
Multifamily 5+ Units 683 12% 21,957 20%
Mobile Homes 37 1% 1,980 2%
Occupied 5,225 95% 104,167 93%
Total 5,518 100% 111564 100%
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Vacancy Rates
The vacancy rate measures the overall housing availability in a community and is often a good indicator of how efficiently for-sale and for-rent housing units are meeting the current demand for housing. A vacancy rate of five percent for renter-occupied housing and two percent for owner-occupied housing is generally considered healthy and suggests that there is a balance between the supply and demand of housing. A vacancy rate of less than five percent renter occupied households and less than 2 percent for owner occupied households may indicate that households are having difficulty finding affordable housing, which can lead to overcrowding or over- payment. A low vacancy rate or a particularly ‘tight’ housing market may also lead to high competition for units, which increases rental and for-sale home prices.

In 2020, 6.6 percent of all housing units were vacant in Marin County (Department of Finance, 2020). San Anselmo had a total vacancy rate of 5.3 percent in 2020. In August 2022 Realtor.com listed 22 properties for sale, which represents 0.6 percent of the estimated owner-occupied housing stock. There were 21 properties listed for rent on Zillow.com, representing 0.8 percent of the estimated renter-occupied housing stock.

4.2%

6.5%

0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%

7.0%
San Anselmo Marin County
Vacancy Rate
Vacancy Rate
Figure 3.8 Vacancy Rate
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Housing Age and Condition
The age of a community’s housing stock can provide an indicator of overall housing conditions. Typically, housing over 30 years of age is likely to have rehabilitation needs that may include plumbing, roof, foundation work, and other repairs (HUD 2000). Figure 3.9 displays the age of San Anselmo’s occupied housing stock as of 2020. With 93 percent of San Anselmo’s housing stock built prior to 1989, a large majority of the town’s housing has reached the 30-year benchmark. The Town processes over a thousand permits annually to update many of the aging homes, which will continue to be done during the 2021-2029 planning period.

The Town of San Anselmo Planning Department performed a comprehensive survey of housing conditions in in the mid-1990’s that rated housing conditions on a scale from good to poor. The survey found that nearly all (99.1 percent) of San Anselmo homes are in good condition. A follow-up survey by staff in 2003 reconfirmed those results. A general review of neighborhoods in San Anselmo by Town Staff in 2014 also indicated that few houses are in need of repair, and the number of units in need of rehabilitation and/or replacement is estimated to be less than 30 units. In 2022, the San Anselmo Building Department received approximately 20 to 25 reports of substandard housing conditions related to illegal construction, rodents, mold, leaky roofs or windows, and substandard plumbing. Over half of the complaints received annually report illegal ADU construction (i.e., construction performed without appropriate permits). The Town has included several ADU-related programs and actions under Policy 6 in the Policies, Programs, and Actions section of this Housing Element to further streamline ADU permit approval and reduce barriers to legal ADU construction.

The Town continues to participate in the CDBG Rehabilitation Loan Program. Specific programs include single-family home repair loans, emergency repair and accessibility grants, exterior enhancement rebates, weatherization and home security grants for seniors, and a multifamily rehabilitation loan program. Town policies continue to support and expand these efforts. 7 15
161 181
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800
1000
1200
1400
1600
1800
2014 or
later
2010 - 20132000 - 20091990 - 19991980 - 19891970 - 19791960 - 19691950 - 19591940 - 1949 1939 or earlier
Housing Units
Age of Housing Stock
Figure 3.9 Age of Housing Stock
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Overcrowding
The U.S. Census Bureau considers a household overcrowded when there is more than one person per room (excluding bathrooms, hallways, and kitchens). A unit with more than 1.5 people per room is severely overcrowded. Overcrowding often increases health and safety concerns by inducing overuse and stress on housing infrastructure. Figure 3.10 shows the incidence of overcrowding in San Anselmo as estimated by HUD’s 2013-2017 Comprehensive Housing Affordability Strategy. Approximately 0.6 percent of owner-occupied units were overcrowded, and two percent of rental units were overcrowded. This low percentage of overcrowded households suggests that the number of units available in the community are adequate to meet the housing needs of San Anselmo residents. In order to ensure that the Town is not responsible for barriers to housing creation that induce overcrowding, the programs and actions under Policy 3, Policy 5, and Policy 6 will minimize barriers to housing development.
99% 98%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
Owner Occupied Renter Occupied
Percent of Households
Overcrowded Households by Tenure
Not Overcrowded Overcrowded Severely Overcrowded Overcrowded Figure 3.10 Overcrowded Households by Tenure
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Household Income
Household income is one of the most important factors affecting housing opportunity because it determines a household’s ability to balance housing costs with the other necessities. Higher-income households have more discretionary income to spend on housing, whereas lower-income households are limited to the types of housing that they can afford. Income as reported by the U.S. Census and the American Community Survey includes wage or salary income; self-employment income; interest, dividends, net rental income, royalty income and income from estates and trusts; social security income; supplemental security income and public assistance income; retirement, survivor, and disability income; and other income including unemployment compensation, alimony and child support. Income does not include capital gains, money from an inheritance or sale of a home, or money spent from savings accounts.

Between 2010 and 2020, the median household income in San Anselmo grew from $92,760 to $ 146,179 (adjusted to inflation), increasing by 37 percent. The median household income in San Anselmo is above Marin County’s median income, which was $ 121,671 in 2020. Figure 3.11 presents the distribution of household income in San Anselmo by income levels. Households earning above $100,000 comprise 66 percent of the households in San Anselmo. The proportion of lower-income households earning less than $50,000 per year in San Anselmo declined from 26 percent in 2010 to 17 percent in 2020.
0 251
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<$25,000 $25,000 - $34,999$35,000 - $49,999$50,000 - $74,999$75,000 - $99,999 ≥$100,000 Households
Household Income
2010 2020
Figure 3.11 Household Income
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Figure 3.12 shows the income level of San Anselmo residents by household tenure. According to HUD’s 2013-2017 CHAS data, a significantly higher percentage of renter households (56 percent) were lower income, compared to residents that owned their homes (24 percent). However, because the majority of households in San Anselmo are homeowners, the actual number of lower income homeowners (955) is higher than the number of lower income renters (700).

Extremely low-income households earn annual incomes that are 30 percent or less of the area median income. In 2017, there were 335 extremely low-income owner households and 285 extremely low-income renter households in San Anselmo, making a total of 620 households (CHAS, 2017). In many cases, the most appropriate housing choice for extremely low-income households is rental housing because many individuals with extremely low-income will face difficulty in home maintenance and emergency repairs. Extremely low-income households typically need targeted programs to provide affordable housing solutions, including deep rent subsidies, housing with supportive services, single room occupancy units, and shared housing. The resources identified in Chapter 5, Housing Resources, outlines the services and support available to extremely low-income households in San Anselmo. 0 240 380
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3,965
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Extremely Low (<30%
AMI)
Very Low (30-50%
AMI)
Low (50-80% AMI) Moderate and Above
(80% AMI +)
Total
Households
Income Category by Tenure
Owner Occupied Renter Occupied
Figure 3.12 Household Income Category by Tenrue
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Housing Costs and Affordability
Housing affordability in San Anselmo can be assessed by comparing market rents and sales prices with the amount that households of different income levels can afford to pay for housing. This information reveals which households can afford available housing in San Anselmo and indicates the households that would most likely experience housing cost burden. This section summarizes the cost and affordability of the housing stock in San Anselmo.

Rental Housing Market
According to the 2020 ACS, rental prices countywide increased by 32 percent between 2010 and 2020. In recent years, rents have increased relatively quickly, by about ten percent between 2018 and 2020. Since 2020, rent has increased by 43 percent, and the average rent for all available rental units on Zillow in San Anselmo was $3,591 as of August 2022. In Marin County, rental rates increased by 29 percent between 2010 and 2020. In recent years, rents increased by eight percent between 2018 and 2020. In August 2022, the average monthly rent in Marin County was $4,018.

Table 3.9 Rental Rates
Year San Anselmo Marin County
2010 $1,309 $1,446.00
2011 $1,402 $1,475.00
2012 $1,403 $1,491.00
2013 $1,463 $1,520.00
2014 $1,427 $1,561.00
2015 $1,494 $1,587.00
2016 $1,565 $1,686.00
2017 $1,649 $1,781.00
2018 $1,724 $1,881.00
2019 $1,820 $1,968.00
2020 $1,911 $2,047.00
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Ownership Housing Market
Between 2010 and 2021, single-family home sales in San Anselmo ebbed to a low of 115 sales in 2011 and then rebounded, nearly reaching the high set in 2013. 10 condominiums and 280 single-family homes were sold in 2021. 124
115
166
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3 3
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2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Units Sold
Real Estate Volume
Single-family Detached Condominiums
Figure 3.13 Real Estate Volumes
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Median Sales Price
From 2010 through 2011, the median sales price for a single-family home in San Anselmo dropped to a low of $700,000, and then began to increase steadily through 2021, where the median sales price was $1,600,000. Condominium sales prices dropped to a low of $295,000 in 2011.

Sales prices have ebbed and flowed since 2011 and peaked in 20202, where the median condominium sales price of $1,400,000. Condominium sales prices have since decreased in 2021 where the median sales price was $805,000. $-
$200,000
$400,000
$600,000
$800,000
$1,000,000
$1,200,000
$1,400,000
$1,600,000
$1,800,000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 San Anselmo Median Sales Price
Single-family Detached Condominiums
Figure 3.13 San Anselmo Median Sales Price
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Tables 3.10 and 3.11 show how San Anselmo real estate sale prices compare to other Marin County communities over the past five years. In 2020, San Anselmo single-family home sale prices were six percent lower than the countywide median. San Anselmo condominium sales prices were 50 percent higher than the countywide median.

Table 3.10: Single-Family Median Sale Prices in Marin County, 2015-2020 Geography 2015 2016 2017 2018 2019 2020
Belvedere $ 3,695,000 $ 3,175,000 $ 3,985,000 $ 3,250,000 $ 3,540,000 $ 4,500,000 Corte Madera $ 1,275,500 $ 1,317,500 $ 1,446,000 $ 1,450,000 $ 1,527,557 $ 1,550,000 Fairfax $ 810,000 $ 827,000 $ 880,000 $ 920,000 $ 901,000 $ 1,005,000 Larkspur $ 1,622,500 $ 1,690,000 $ 1,800,000 $ 1,835,000 $ 1,878,000 $ 2,115,375 Mill Valley $ 1,700,000 $ 1,700,000 $ 1,742,500 $ 1,812,425 $ 1,875,000 $ 2,143,750 Novato $ 800,000 $ 850,000 $ 860,500 $ 945,000 $ 913,000 $ 980,000 Ross $ 2,754,500 $ 2,812,500 $ 2,637,500 $ 2,530,000 $ 3,454,000 $ 3,605,000 San Anselmo $ 1,007,000 $ 1,051,000 $ 1,190,000 $ 1,260,000 $ 1,297,000 $ 1,362,500 San Rafael $ 949,000 $ 1,011,500 $ 1,100,000 $ 1,179,500 $ 1,190,000 $ 1,325,000 Sausalito $ 2,000,000 $ 1,983,250 $ 1,805,500 $ 1,988,000 $ 1,923,750 $ 1,950,000 Tiburon $ 2,381,250 $ 2,250,000 $ 2,700,000 $ 2,652,500 $ 2,687,500 $ 3,150,000 Unincorporated $ 1,200,000 $ 1,240,000 $ 1,334,000 $ 1,405,000 $ 1,400,000 $ 1,600,000 Countywide $ 1,100,000 $ 1,165,000 $ 1,235,000 $ 1,345,000 $ 1,300,000 $ 1,450,000 Table 3.11: Condominium Median Sale Prices in Marin County, 2015-2020 Geography 2015 2016 2017 2018 2019 2020
Belvedere $ 1,016,000 $ 1,100,000 N/A $ 1,680,000 N/A N/A Corte Madera $ 745,000 $ 790,000 $ 800,000 $ 882,500 $ 930,000 $ 949,000 Fairfax $ 494,500 $ 592,500 $ 590,000 $ 650,000 $ 643,545 $ 643,000 Larkspur $ 605,000 $ 623,850 $ 685,500 $ 675,000 $ 743,000 $ 740,000 Mill Valley $ 811,500 $ 765,000 $ 800,000 $ 763,500 $ 800,000 $ 950,000 Novato $ 443,500 $ 505,000 $ 470,000 $ 515,000 $ 537,000 $ 541,750 Ross N/A N/A N/A N/A N/A N/A
San Anselmo $ 373,625 $ 675,000 $ 530,000 $ 790,000 $ 475,000 $ 1,400,000 San Rafael $ 532,000 $ 507,000 $ 519,512 $ 649,000 $ 600,000 $ 692,000 Sausalito $ 807,500 $ 860,000 $ 765,000 $ 1,028,000 $ 855,000 $ 1,042,250 Tiburon $ 935,500 $ 960,000 $ 1,373,750 $ 1,000,000 $ 1,352,500 $ 1,212,000 Unincorporated $ 635,000 $ 721,500 $ 700,000 $ 780,000 $ 785,000 $ 858,000 Countywide $ 580,000 $ 596,000 $ 542,250 $ 675,000 $ 660,000 $ 700,000 San Anselmo Housing Element | Housing Needs
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Housing Affordability
Income limits are developed by the California Department of Housing and Community Development (HCD) in order to calculate housing affordability. Income limits are expressed as a percentage of Area Median Income (AMI) and calculated by household size. Table 3.12 lists the income levels by household size for Marin County as defined by HCD. The median income for a four-person household in Marin County is $166,000.

Renter Affordability
Table 3.13 compares the maximum affordable rent (i.e., 30 percent of household income) for the various income categories to median rental prices in Marin County. This analysis indicates that there are no market rate rentals in San Anselmo affordable to households that fall into the very low-income bracket or below. The San Anselmo rental market offers one- and two-bedroom units that low-income households can afford. However, a larger low-income household would not be able to find an affordable unit that meets their space needs. The Housing Element includes Program

5.3 to encourage the construction of affordable and special needs housing by providing incentives.

Table 3.12: 2022 Marin County Income Limits
Family
Size
Acutely
Low
Income
Extremely
Low
Income
Very Low
Income
Low
Income
Median
Income
Moderate
Income
1 $17,450 $39,150 $65,250 $104,400 $116,200 $139,450
2 $19,900 $44,750 $74,600 $119,300 $132,800 $159,350
3 $22,400 $50,350 $83,900 $134,200 $149,400 $179,300
4 $24,900 $55,900 $93,200 $149,100 $166,000 $199,200
5 $26,900 $60,400 $100,700 $161,050 $179,300 $215,150
6 $28,900 $64,850 $108,150 $173,000 $192,550 $231,050
7 $30,900 $69,350 $115,600 $184,900 $205,850 $247,000
8 $32,850 $73,800 $123,050 $196,850 $219,100 $262,950
Table 3.13: Maximum Affordable Rents
Income Level Studio
(1 Person)
1 Bedroom
(2 Persons)
2 Bedrooms
(3 Persons)
3 Bedrooms
(4 persons)
Acutely Low-Income $ 436.25 $ 497.50 $ 560.00 $ 622.50
Extremely Low-Income $ 978.75 $ 1,118.75 $ 1,258.75 $ 1,397.50 Very Low-Income $ 1,631.25 $ 1,865.00 $ 2,097.50 $ 2,330.00 Low-Income $ 2,610.0 $ 2,982.50 $ 3,355.0 $ 3,727.50
Median-Income $ 2,905.0 $ 3,320.0 $ 3,735.0 $ 4,150.0
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Homeowner Affordability
Table 3.14 below estimates the maximum affordable purchase price for moderate-income households in Marin County.

The median sales price for a San Anselmo condominium in 2020 was $1,400,000, which is not affordable to moderate-income households. This represents an affordability gap between the sales price and price affordable to moderate-income households of about $67,000 for a one-bedroom condominium and $14,000 for a two-bedroom condominium. As is true for many other Bay Area communities, home sales prices in San Anselmo are not affordable for moderate-income households.

The Homeowner Affordability Table is in progress and will be included in the revised draft HE.

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Housing Cost Burden
Housing that accounts for 30 percent or less of household income is considered affordable. Households paying more than 30 percent of their income for housing are considered to be cost-burdened. For homeowners, housing costs include mortgage costs, taxes, utilities, and insurance.

For rental housing, housing costs include rent and utilities.

The impact of high housing costs is most severe on households with less disposable income available such as extremely low, very low- and low-income households, especially renters. Higher income households may voluntarily choose to spend more than 30 percent of their income for housing, but lower income households may need to overpay due to the lack of housing affordable to their incomes.

Approximately 36 percent of San Anselmo households spend 30 percent or more of their household income on housing. As shown in Figure 3.14, the incidence of housing cost burden increases as the household’s income falls. It is estimated that there are 955 lower income owner-occupied households and 700 lower income renter households that are housing cost burdened in San Anselmo, for a total of 1,655 households. Of the lower income owner-occupied households, about 41 percent, or 390 households, spend more than half of their income on housing, making them extremely cost burdened, while approximately 49 percent of the lower income renter households, or 340 households, spend more than half of their income on housing.
235
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Total
Number of Households
Cost Burden Households by Tenure
Owner Occupied Renter Occupied
Figure 3.14 Cost Burdened Households by Tenure
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Special Housing Needs
State law recognizes that certain subpopulations face significant challenges to find decent and affordable housing due to special circumstances including, but not limited to, economic status, age, disability, household size, and household type. Special needs populations in San Anselmo include large households, seniors, persons with disabilities (including those with developmental disabilities), female-headed households, farmworkers, and persons experiencing homelessness. Table 3.15 summarizes the number of households with special housing needs in San Anselmo.

Table 3.15: San Anselmo Special Needs Populations
Special Needs Groups Persons Households Percent
Seniors (65+)
Total 2,145 N/A 17%
With a Disability 371 N/A 17%
Independent Living Disabilty 94 N/A 25%
Ambulatory Disability 165 N/A 44%
Self Care Disabilty 55 N/A 15%
Senior Households
Total 1,379 N/A 26%
Renter 365 N/A 26%
Owner 1,014 N/A 74%
Seniors Living Alone
Total N/A 240 8%
Persons with Disability
Total 932 N/A 7%
Persons without a disability
Total 11,654 N/A 93%
Independent Living Disabilty 217 N/A 23%
Ambulatory Disability 294 N/A 32%
Cognitive Difficulty 395 N/A 42%
Self Care Disabilty 190 N/A 20%
Female-Headed Households
Total N/A 416 8%
Below the poverty line N/A 32 8%
with related children under 18 years (total) N/A 32 8%
Above the Poverty line N/A 384 92%
with related children under 18 years (total) N/A 287 69% Large Households
Total N/A 417 8%
Renter N/A 30 7%
Owner N/A 387 93%
Farmworkers
Total N/A N/A N/A
Total Persons/Households
Total 12,586 5,224 100%
Note: Individuals experiencing homelessness are considered a special needs group but are not counted in the American Community Survey (ACS) due to the fact that ACS data collection is residence-based.

Italicized numbers reflect the percentage within the special needs group, not the percentage of the total Town population or household.

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Seniors
Approximately 17 percent of San Anselmo’s population, or 2,145 residents, are 65 years or over. Approximately 26 percent of the town’s households have a senior head-of-household, and the vast majority (74 percent) of these householders own their homes. Approximately 43 percent of San Anselmo’s senior households qualify as lower income households (less than 80 percent AMI), and 299 seniors have incomes which fall below the level of poverty (less than 30 percent AMI).

Seniors often express concern for their ability to pay for necessities. The 2012-2016 Marin County Aging Area Plan found that 17 percent of senior homeowners in Marin County experienced difficulty paying for home repairs over the past year. Affording home repairs was most difficult for seniors who had been in their homes for more than 30 years. While most seniors prefer to stay in their homes, some may find that property maintenance costs make it difficult to age in place.

In Marin County, annual living costs are approximately $33,432 for a senior couple if they own their home without a mortgage (two percent higher than the statewide average) and $54,744 if they rent (33.7 percent higher than the state average)2. Annual social security payments average $20,204 per couple3, so some seniors without additional retirement income may need to move out of the county. In San Anselmo, approximately 545 lower-income senior households own their own home and 234 lower-income seniors rent. In 2017, approximately 28 percent of senior households were housing cost burdened. The Town has included Program 7.2 in the Policies, Programs, and Actions section of this Housing Element which ensures that new multifamily housing is accessible to disabled persons, and action 7.2b to work with local non-profits to create a day where volunteers provide free services such as home repairs and renovations for low-income elderly and disabled homeowners.

Disabilities and limited mobility can create additional special housing needs for seniors. Approximately 17 percent of senior residents in San Anselmo have some type of disability, which may limit their access to housing. An estimated 94 seniors have an independent living difficulty, 55 have a self- care difficulty, and 165 have an ambulatory difficulty. Housing with enhanced accessibility features can support independent living for seniors as they continue to age. The Town has adopted reasonable accommodation procedures to provide individuals with disabilities relief from the various land use, zoning, or building laws, rules, policies, practices and/or procedures of the Town that could inhibit their ability to make such improvements. To ensure that the reasonable accommodation procedures do not pose any barriers, the Town has included Policy 9, Affirmatively Further Fair Housing, in the Policies, Programs, and Actions section of this Housing Element which includes Program 9.1 to eliminate discrimination in housing based on age, race, color, religion, sex, marital status, national origin, ancestry, or occupation, and Action 9.1e which includes amending the Zoning Code to remove barriers for the approval of requests for reasonable accommodation. 2 This information was based on a one-bedroom apartment, UCLA Center for Health Policy Research, The Elder Index 2019. 3 This data came from the Marin Transit Strategic Analysis and Recommendations 2016. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Persons Living with Disabilities
A disability is a long-lasting condition (more than six months) that impairs an individual’s mobility, ability to work, or ability to care for themselves.

Persons with disabilities include those with physical, mental, or emotional disabilities. Disabled persons often have special housing needs in regard to location, transportation, and accessibility. Furthermore, people with disabilities may rely on fixed incomes, which further limits their ability to afford adequate housing.

In 2020, approximately 932 San Anselmo residents (seven percent) suffer from one or more disabilities. Approximately 42 percent of disabled residents have a cognitive difficulty, 32 percent have an ambulatory difficulty, 20 percent have a self-care difficulty, and 23 percent have an independent living difficulty4. Approximately 17 percent of seniors in San Anselmo suffer from some type of disability.

The living arrangements for persons with disabilities depend on the severity of the disability. Many people live independently at home with the help of family members. To maintain independent living long-term, disabled persons may require other types of assistance which may include special housing design features for the physically disabled, income support if they are unable to work, and in-home supportive services for persons with medical conditions.

Persons Living with Developmental Disabilities
Federal law defines developmental disability as a severe, chronic disability that:
• Is attributable to a mental or physical impairment or a combination of both. • Is manifested before the individual is 22 years old.
• Is likely to continue indefinitely.
• Substantially limits functions to three or more of the following areas of major life activities: self-care, receptive and express language, learning, mobility, self-direction, capacity for independent living, and economic self-sufficiency. • Reflects the individual's need for a combination and sequence of special, interdisciplinary, or generic services, supports, or other assistance that is of lifelong or extended duration and is individually planned and coordinated, except that such term, when applied to infants and young children means individuals from birth to age 5, inclusive, who have substantial developmental delay or specific congenital or acquired conditions with a high probability of resulting in developmental disabilities if services are not provided Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where care is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are available. Since developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to the appropriate level of independence as an adult.

The California Department of Developmental Services (DDS) currently provides community-based services to over 360,000 persons with developmental disabilities through a statewide system of facilities. The Golden Gate Regional Center provides point of entry to services for people with developmental disabilities in Marin, San Francisco and San Mateo counties. The center is a private, non-profit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families. The DDS reports that there are 21 children under the age of 18 and 43 adults with developmental disabilities in the 94960-zip code, which includes San Anselmo and a portion of unincorporated Marin County.

There are several housing types appropriate for people living with a developmental disability: rent-subsidized homes, licensed and unlicensed single-family homes, inclusionary housing, group homes, Section 8 vouchers, special programs for home purchase, HUD housing, and SB 962 homes. Home accessibility modifications, housing within close proximity to services and transit, and the availability of group living opportunities can all support people with developmental disabilities live comfortably. In order to incorporate ‘barrier-free’ design for all, he Housing Element includes Program 7.2 to ensure that new multifamily housing includes units that are accessible an adaptable for use by disabled persons in conformance with the California Building Code. 4 Categories are not mutually exclusive.

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Large Households
Large households consist of five or more persons and are considered a special needs population due to the typically limited availability of affordable and adequately sized housing. In San Anselmo, large households comprise just eight percent of total households5. Of the Town’s 417 large households, 30 households are renters. Households with five or six members typically require a home with three or more bedrooms. The American Community Survey estimates that San Anselmo contains 328 rental units and 2,714 owner units with three or more bedrooms. The limited supply of rental units with three or more bedrooms may cause large households to overpay on housing costs in order to live in a unit that meets their space needs.

Female-Headed Households
Female-headed households typically have special needs for affordable housing, accessible childcare and health care, among other supportive services. Female-headed households, especially those with young children, face additional challenges as the sole income earner, particularly if they must expend income on childcare or adequate housing.

In 2020, there were 416 female-headed households in San Anselmo, comprising eight percent of total households. Of these female-headed households, 77 percent had children (319 households). Approximately 32 female-headed households in San Anselmo (comprising about one percent of all households and eight percent of all female-headed households) have incomes below the poverty line6. Those households with children may need assistance with housing subsidies, as well as accessible and affordable day care.

Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through seasonal agricultural work. In many parts of Marin County, agriculture production is an important contribution to local economies. However, the Town of San Anselmo has no agricultural zone or uses. While 30 residents are employed in the agriculture and natural resources industry, all employed residents hold managerial, sales, or office positions. There is no documented need for farmworker housing in San Anselmo. Regardless, the Town will update the Zoning Code, as needed, to comply with the State Employee Housing Act (Health and Safety Code Sections 17021.5, 17021.6, and 17021.8 (Action 5.8c). 5 American Community Survey, 2020.
6 American Community Survey, 2020.
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People Experiencing Homelessness
In June 2019, numerous stakeholders across the county, including the Marin Continuum of Care (CoC), referred to as the Homeless Policy Steering Committee (HPSC) during the planning process, participated in the visioning and drafting of the A Response to Homelessness in Marin County: Assessing the Need and Taking Action Plan. The plan analyzes trends regarding the population of people experiencing homelessness in Marin County, uncovers gaps in Countywide resources for the homeless population, and offers solutions to respond to homelessness. Its four goals are: end chronic and veteran homelessness in Marin County by 2022, create additional permanent housing opportunities to address needs of the most vulnerable, maintain and enhance fidelity to the principles of housing first and improve, and expand data sharing capacity to provide comprehensive, coordinated care to persons experiencing homelessness. These goals established a strategic direction for the provision of homeless services and represented a broad, creative effort addressing homelessness and homelessness prevention.

While the Marin CoC serves a crucial role in the coordination and provision of services and housing in the county, the Marin County Department of Health and Human Services oversees the annual CoC application to receive funding from HUD for homeless services to conduct an annual point-in-time count of people experiencing homelessness.

The Marin County 2022 Point-in-Time Homelessness Count (PIT) estimates the daily average number of people experiencing homelessness in the county . The 2022 PIT was conducted by the Marin County CoC in conjunction with Applied Survey Research, a social research firm, on the night of February 17, 2022. The 2022 PIT counted persons experiencing homelessness who are unsheltered (those living on the streets) and those who were sheltered (living in emergency shelters and transitional housing and other housing). The count identified 1,121 people experiencing homelessness in the county, 830 of whom met the HUD definition of unsheltered and in immediate need of housing. The total number of persons experiencing homelessness accounted for less than one percent of the county’s total population. In 2020, 161,548 people in California were experiencing homelessness, which was less than one percent of the total population. In addition to the HUD-defined sheltered and unsheltered categories, Marin Health and Human Services identifies people experiencing homelessness in other settings not recognized by HUD, such as motels, jail, hospitals, and temporary residence with friends or family.

Table 3.16: Marin County 2022 Point in Time Homeless Count Unsheltered Homeless Individuals 830
Sheltered Homeless Individuals 291
Total Individuals Experiencing Homelessness 1,121
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The one-day count does not include a breakdown of unsheltered people experiencing homelessness by jurisdiction, so it has become countywide practice to calculate the number of unsheltered people experiencing homelessness by jurisdiction proportional to each jurisdiction's share of the county-wide population. A homeless survey was not done in San Anselmo specifically, and there is not a known homeless contingency in San Anselmo due to the town’s limited transit routes and isolation from social service agencies that provide aid to people experiencing homelessness.

In order to identify the need for homeless services in the community, each Marin County jurisdictions agreed to plan for their per-capita share of the county-wide population of people experiencing homelessness, as determined by the PIT count. Based on San Anselmo’s population, the Town needs to plan for 54 unsheltered people experiencing homelessness. To address the needs of this population, the Town has included Program 7.4 and Program 7.5 in the Policies, Programs, and Actions section of this Housing Element.

SB 2 requires that the Housing Element include an inventory of the homeless housing resources available within the community, including emergency shelters, transitional housing and supportive housing. There are currently no supportive housing beds in San Anselmo. In the past, congregations throughout Marin County, including churches in San Anselmo, participated in a rotational, winter emergency shelter program, known as the Rotating Emergency Shelter Team (REST). REST provided temporary housing during winter months to individuals experiencing homelessness.

Funding for that program was re-allocated to housing-first strategies. Marin County, in partnership with local jurisdictions and non-profits, launched the Coordinated Entry system, where participants are connected to available housing and homeless services based on their needs. In addition, Homeward Bound of Marin, a local nonprofit, provides emergency shelters, supportive housing, and mental health services in Marin County. Other resources that serve the homeless in Marin County are noted in Table 3.17.

Assisted Rental Housing “At Risk” of Conversion
Government Code Section 65583 requires each city and county to conduct an analysis and identify programs for preserving assisted housing developments. The analysis is required to identify any low-income units which are at risk of losing subsidies over the next 10 years (2023-2033).

The termination of federal mortgage and rent subsidies to housing developments built by the private sector is a potential threat to affordable housing throughout the country. Communities with low-income housing supported by federally subsidies are required to address the needs of residents who may become displaced.

In 1989, a 22-unit condominium project (Sohner Court) was approved and built. Two of the 22 units were required to be sold as below market rate units. These units were placed under a 30-year agreement, with another 30-year roll over option, administered by the Marin Housing Authority. In 1994, the North Bay Rehabilitation project received approval to construct 14 units in San Anselmo. Thirteen of the units housed very low-income developmentally disabled persons and a moderate-income unit was provided for the project manager. Funding sources included a Section 811 Capital Grant from HUD for the developmentally disabled, CDBG, HOME funds administered through CDBG, and private matching funds. Because of HUD requirements, the project must be used for people with developmental disabilities for 40 years. Upon approval of this project by the Town, the Town Council imposed a condition to ensure continued use for the developmentally disabled even after the 40 years has elapsed.

Other developments, such as Isabel Cook, Tam House I, and Tam House II have controls through ownership. There are no affordable units that are at risk of conversion to market rate housing in San Anselmo in the next ten years. There are however, 13 units in the Oak Hill Apartment complex that are at risk for conversion in 2037. Since the units are designated under the Section 811/PRAC program through HUD to serve developmentally disabled residents they are deemed at low risk for conversion. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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4 HOUSING

CONSTRAINTS
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Housing Constraints
Non-Governmental Housing Constraints
State law requires that the Housing Element include a discussion of the factors that present barriers to the production of housing, including government actions and market forces (non-governmental constraints). Identification of these constraints helps the Town to create policies, programs, and actions that address these concerns and reduce impediments to housing production.

Cost of Land
Many factors determine the price of land in San Anselmo, including allowable density, housing type, the availability of public services and utilities, and the quality of nearby existing development. Two major factors contribute to the high land costs in Marin County specifically: (1) Marin County is considered a desirable place to live and, (2) available land is in short supply, especially for larger sites. According to Zillow, there was one single-family lot for sale in San Anselmo according to a search completed in October 2022. The vacant lot, approximately 0.22 acres in area, was priced at $399,000 ($1,813,636 per acre). The price per acre is comparable to vacant lots for sale in other Marin County communities. San Rafael had two vacant lots for sale in October 2022, both zoned as single-family residential. One lot was 0.75 acres and priced at $699,000 ($932,000 per acre) and the other was 0.22 acres and priced at $350,000 ($1,590,909 per acre). There was only one vacant lot for sale in Larkspur zoned as low-density residential. The property was 2.9 acres and priced at $765,000 ($263,793 per acre). In Tiburon, there were two vacant lots for sale, both zoned as residential open. One lot was 0.26 acres and priced at $650,000 ($2,500,000 per acre) and the other was 3.32 acres and priced at $1,390,000 ($418,674 per acre). In Belvedere, there were two vacant lots for sale, both zoned as single-family residential. One lot was 0.21 acres and priced at $4,995,000 ($23,785,714 per acre) and the other was 0.62 acres and priced at $7,700,000 ($12,419,355 per acre).

Generally, land zoned for multifamily and mixed-use developments in Marin County is comparable in price to property zoned for single-family.

However, the land cost per-unit in a multi-family development is less than the land cost per unit for single-family due to economies of scale resulting from the parcel costs split across many units. A recent multifamily project at 1 Lincoln Road in San Anselmo was approved on a 0.62-acre vacant parcel for $840,759 ($1,356,063 per acre), and another multifamily project at 600 Red Hill Avenue was approved on a 1.61-acre parcel that was purchased for $780,912 ($485,039 per acre). Based on a recent multifamily project in nearby Corte Madera, the estimated value of land zoned for multifamily housing was $3,300,000 per acre.

Construction Costs
Multifamily Developments
Construction costs include hard costs, such as labor and materials, and soft costs, such as architectural and engineering services, development fees, and insurance. According to local developers, hard construction costs (including site improvements) for a typical two- or three-story multifamily development average approximately $200 per square foot in Marin County. A 25-unit development with a gross building area of 21,000 square feet would have hard construction costs of approximately $4.2 million, or about $168,000 per unit. Soft costs typically add 45 to 50 percent to this base cost, yielding a pe- unit total construction cost of approximately $252,000. Projects receiving public subsidies, such as affordable housing developments, often must pay prevailing wages. This requirement can add 10 to 15 percent onto the hard costs of construction.

Single-Family Homes
According to local contractors and realtors, hard costs for single-family homes in Marin County vary between $200 and $250 per square foot for average construction but may exceed $500 per square foot for a high-end, custom-built single-family house. Soft costs typically increase these estimates by 35 to 40 percent. Construction costs can be higher if lots require substantial site work due to steep slopes, unstable soils, waterways, and other environmental concerns, which are factors impacting many San Anselmo neighborhoods. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Financing
Over the past year, mortgage rates for conventional 30-year fixed rate loans have increased substantially from less than three percent to more than seven percent. These conforming loans, which are backed by the federal government through the Federal Housing Administration and the Government Sponsored Entities of Fannie Mae and Freddie Mac, are generally available to home buyers with good credit histories and adequate down payments. Interest rates on non-conforming loans (also known as “jumbo” loans) for loan amounts over $625,500 (in Marin County) are about one-quarter percentage point higher than conforming loan rates and are more difficult to secure. Tighter lending standards have made it harder to get a home loan, especially for those with poor credit scores, and it is rare for a borrower with undocumented income to obtain a home loan.

Small changes in the interest rate for home purchases significantly affect affordability. A 30-year home loan for $500,000 at three percent interest has monthly payments of roughly $2,108. The same loan at seven percent interest has monthly payments of approximately $3,326.

Affordable housing developments face additional constraints in financing. Though public funding is available, it is allocated on a highly competitive basis and developments must meet multiple qualifying criteria, often including the requirement to pay prevailing wages. Smaller developments have higher per-unit costs by nature. As a result, higher per-unit development costs result in a sales price above the affordability levels set by many programs. Additionally, smaller projects often require significant developer time and resources. Since smaller development budgets are more limited and fees are based on a percentage of total costs, the projects are often not feasible1.

Rental developments tend to be easier to finance than for-sale developments, as there are more sources of funding available. However, cuts in public spending statewide have put pressure on these sources. For example, tax credits used to be a valuable source of revenue for low-income housing developers but recently, programs have been cut and the tax credit resale market has softened (EAH).

Community Resistance to New Housing
Community resistance to new development is another common constraint to housing production in Marin County. Several concerns are often expressed at meetings, including 1) new developments will cause increased traffic, 2) additional housing or density will adversely affect the community character, 3) affordable housing will impact property values, and 4) valuable open space will be lost. Regardless of the factual basis of the concern, vociferous opposition can slow or stop development.

Additionally, community resistance conflicts with community support to provide certain groups (such as nurses, teachers, or law enforcement) with preferential access to local affordable housing. In many cases, it is not possible to target housing to select groups. These concerns are often expressed during project review processes and can present significant political barriers to development. To address community resistance, the Housing Element includes Program 2.2 to encourage public engagement and facilitate building support for development.

Potential opposition to affordable housing exists in many communities throughout the Bay Area. In order to minimize community opposition and encourage the creation of new housing, it is important to identify sites for special needs and affordable housing that fit with community character and result in minimal impacts to existing conditions. Design plays a critical role in creating new developments that blend into the existing neighborhood, especially in higher density developments that might otherwise starkly contrast with the existing community character. Quality design can help ensure that high density developments are not bulky or out-of-scale. Using context-sensitive design, a building’s perceived bulk can be significantly reduced to create a development that blends with the existing character of the neighborhood. To clearly communicate Town design expectations to the development community, to streamline the development approval process, and to reduce costs, the Housing Element includes Action 3.2a related to the adoption of objective development design standards, Action 3.1c for the adoption of pre-approved missing middle housing plan, and Program 6.1 related to the adoption of pre-approved ADU plans. 1 Source: Marin Environmental Housing Collaborative.

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Working with Non-Profit Housing Developers
The key to the success of non-profit developers lies in three areas: (1) their ability to draw upon an array of funding sources and mechanisms to make their developments financially feasible; (2) their commitment to working cooperatively and constructively with the local community; and (3) their long-term commitment to ensuring excellence in design, construction, and management of the development, creating an asset that is valued by the development residents and their neighbors. To ensure the Town’s commitment to taking a proactive leadership role in working with community groups, other jurisdictions and public agencies, non-profit housing sponsors, and the building and real estate industry, the Housing Element includes Program 1.1 and the corresponding Actions 1.1a-1.1c. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Governmental Housing Constraints
As with other jurisdictions, the Town’s development standards and requirements are intended to protect the long-term health, safety, and welfare of the community. The Town charges fees and has several procedures and regulations that developers are required to follow. There are many locally-imposed land use and building requirements that can affect the type, appearance, and cost of housing built in San Anselmo.

These local requirements include zoning standards, development fees, parking requirements, subdivision design standards, and design review.

Other building and design requirements imposed by the Town enforce State law, the Uniform Building Code, the Subdivision Map Act, and energy conservation requirements.

Land Use Regulations
San Anselmo’s land use regulations, including the subdivision ordinance and zoning ordinance are located in Chapters 2 and 3 of the Municipal Code. Current zoning standards are shown in Table 4.1 and Table 4.2 on the following pages.

Lot Coverage, floor area ratio, buildings height and allowable density all play an important role in enabling housing development.

Lot Coverage is the amount of lot surface area that can be developed on. Lot coverage can be an impediment to housing if the allowable surface available to develop on makes it infeasible to build higher density housing, however lot coverage also coincides with building height, floor area ratio, and allowable density. In San Anselmo, lot coverage for high and medium density housing is not an impediment to housing because the allowable densities can be optimized under the current standards.

Floor area ratio (FAR) is the ratio of the total lot area to the total area yielded from each floor of the building developed. Floor area ratio can be an impediment to housing as it can limit the size of the building relative to the lot, minimizing unit potential. In San Anselmo, FAR is not an impediment to housing as it is not applied to high and medium density housing.

Building height is the maximum vertical distance of a structure’s elevation from finish grade to the highest point. Building height can be an impediment to fair housing as it can limit the number of stories a structure can use to optimize its allowable density. If there are limitations to lot coverage and setbacks, restricting building heights may not be able to maximize the zones maximum floor area ratio . In San Anselmo, building heights for high and medium density housing are not an impediment to housing because the allowable densities can be optimized under the current standards.

Allowable density is the number of dwelling units that can be constructed on a lot. Allowable density can be an impediment to housing as it can significantly impact the number of units being constructed. While allowable densities for high and medium density housing are not an impediment to housing as a standard, the lack of land zoned for high and medium density is. This results in most of the land zoned as single-family residential, yielding a maximum of one unit for very low and conservation single-family, and six units for single-family residential.

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Table 4.2: Commercial Development Standards
Zone P C-1 C-2 C-L C-3
Classification Professional Neighborhood
Commercial
Downtown
Commercial
Limited
Commercial
District
Commercial
District
Minimum Lot
Area
(Sq. Ft.)
5,000 N/A N/A N/A N/A
Minimum Lot
Width
(Feet)
45 N/A N/A N/A N/A
Maximum
Density
Units/Acre)
20 20 20 20 20
Maximum Lot
Coverage 50% N/A N/A N/A N/A
Minimum
Front Setback
(Feet)
20 0 0 0 0
Minimum
Side Setback
(Feet)2
0/0/5/5/0 0/8/0/0 N/A N/A N/A
Minimum
Rear Setback
(Feet)
20 N/A N/A N/A N/A
Maximum
Floor Area
Ratio (FAR)
N/A 0.65 2 1 1
Building
Height
(Feet)
30 30 30 30 30
2 The different values in the building height represent the maximum building height outside primary and secondary ridge zone for different scenarios above average grade. The different values in the minimum side setback row represent minimum interior side and minimum street side for residential developments, and minimum in- terior side, minimum street side, minimum adjacent to "R" districts, minimum adjacent to "P" districts and minimum adjacent to "C" districts commercial developments.
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Table 4.1: Residential Development Standards
Zone R-1-H R-1-C R-1 R-2 R-3
Classification Very Low
Density
Residential
SingleFamily ResidentialConservation
SingleFamily
Residential
Medium
Density
Residential
High Density
Residential
Minimum Lot
Area
(Sq. Ft.)
43,560 43,560
7,500 7,500 7,500
Minimum Lot
Width
(Feet)
60 60 60 60 75
Maximum
Density
Units/Acre)
1 1 6 12 20
Maximum Lot
Coverage N/A N/A 35% 35% 50%
Minimum
Front Setback
(Feet)
20 20 20 20 20
Minimum
Side Setback
(Feet)
8/12 8/12 8/12 8/12 8/12
Minimum
Rear Setback
(Feet)
20 20 20 20 20
Maximum
Floor Area
Ratio (FAR)
See Note See Note See Note N/A N/A
Building
Height
(Feet)
30/35/18 30/35/18 30/35/18 30/35 30/35
Note: Residential properties located above 150' Mean Sea Level have variable standards for maximum dwelling size (adjusted FAR) based on lot size. Residential properties on slopes above 15 percent are subject to the Town's slope density/lot area requirements.

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Below is a description of residential designations.

1. R-1-H Very Low Density Residential District. This District is displayed on the General Plan Land Use Map as "Very Low Density Residential," which allows a maximum density of one residential unit for each gross acre of land. This District is generally applied to the primary ridges and ridge zone land areas of the Town as identified by the General Plan Land Use and Open Space Elements. The purpose of this District is to preserve and maintain the natural landforms and vegetation of the Town's primary ridges and ridge zone areas by limiting development as defined by the Town's General Plan, to further the Town's open space objectives as described in the General Plan, and to recognize and work in concert with the environmental opportunities and constraints of these unique and sensitive areas.

2. R-1-C Single-Family Residential-Conservation District. This District is displayed on the General Plan Land Use Map as "Low Density Residential Conservation," which allows a maximum density of one residential unit for each gross acre of land. This District is generally applied to those developed and undeveloped lots ranging from one to two acres in size and located at or above one hundred fifty (150) feet above Mean Sea Level (see map under Available Land inventory) and excepting those areas designated as "Very Low Density Residential" by the General Plan Land Use Element. The purpose of this District is to (1) require design review for most exterior improvements; (2) limit the over- all density within the district to a maximum of one (1) residential dwelling unit per acre of land; and (3) maintain and enhance the natural land forms and vegetation of the Town's secondary ridgelines and hillside areas by limiting development density and through the careful review of architectural design and site development characteristics for new development on undeveloped land, for certain reconstruction of existing development, and for certain expansions of existing development.

3. R-1 Single-Family Residential District. This District is displayed on the General Plan Land Use Map as "Single-Family Residential," which allows a density range of between one and six residential units for each acre of land. The minimum lot area for R-1 lots is also regulated by the Town’s Slope Density regulations. This District is generally applied to established residential neighborhoods characterized by single-family detached residential units on conventional lots. The majority of the land area in this District has previously been developed. Additionally, this District is applied to lots located at or above one hundred fifty (150) feet above Mean Sea Level which are further regulated through the requirement for the careful review of architectural design and site development characteristics for new development on undeveloped land, for certain reconstruction of existing development, and for certain expansions of existing development.

4. R-2 Medium Density Residential District. This District is displayed on the General Plan Land Use Map as "Medium Density Residential," which allows a density range of between six and twelve residential units for each acre of land. This District is generally applied to lands adjacent to Sir Francis Drake Boulevard and to land areas abutting or facing commercial land uses. Lots within the District would be developed with either duplex or triplex style development, although single-family detached residential units will also be permitted.

5. R-3 High Density Residential District. This District is displayed on the General Plan Land Use Map as "High Density Residential," which allows a density range of between thirteen and twenty residential units for each acre of land. This District is generally applied to lands near commercial areas. Lots within the District would be developed with either apartment or condominium style development which reflects a compatibility with the Town's predominantly residential character.

6. C-2 Downtown Commercial District. This District is displayed on the General Plan Land Use Map as "Central Commercial," which allows a maximum Floor Area Ratio of 2.0. This District is generally applied to existing commercial areas along San Anselmo Avenue and Sir Francis Drake Boulevard between The Hub and Ross Avenue. The purpose of this District is to identify those areas which form the Town's central business district. The primary uses expected are businesses referred to as "primary attractors," which are those which draw the majority of their customers from outside the community. The second type of businesses expected in the District are those which rely upon pedestrian activity generated by the primary attractors. Mixed-uses, combining commercial, office, and residential uses are also allowed within the District, however, offices and residential uses are encouraged to locate above the ground floor to preserve the District's primary purpose of providing for commercial activities.
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7. C-L Limited Commercial District. This District is displayed on the General Plan Land Use Map as "Limited Commercial," which allows a maximum Floor Area Ratio of 1.0. This District is generally applied to properties lining both sides of Sir Francis Drake Boulevard, west of The Hub, for approximately one-quarter (1/4) of a mile, ending at Bella Vista Avenue. The Land Use category was developed as part of the 1988 General Plan to allow only those commercial uses which will not result in the generation of traffic in volumes sufficient to disrupt the flow of vehicular traffic along Sir Francis Drake Boulevard. Residential uses are allowed within the District which provide mixed-uses, live/ work arrangements, and affordable housing that will not result in significant traffic disruption along Sir Francis Drake Boulevard. Offices and residential uses are encouraged to locate above the ground floor to preserve the District's primary purpose for providing for commercial activities. Multifamily uses are encouraged to provide incentives for mass transportation use.

8. C-3 Commercial District. This District is displayed on the General Plan Land Use Map as "General Commercial," which allows a maximum Floor Area Ratio of 1.0. This District is generally applied to those areas along Redhill Avenue, Sir Francis Drake Boulevard, and the eastern end of San Anselmo Avenue. The purpose of this District is to identify those areas of Town which will afford opportunities for various commercial activities to serve the needs of the community as well as the needs of surrounding communities. Residential uses are allowed within the District which provide mixed-uses, live/work arrangements, and affordable housing that will not result in significant traffic disruption along Sir Francis Drake Boulevard. Offices and residential uses are encouraged to locate above the ground floor to preserve the District's primary purpose for providing for commercial activities. Multifamily uses are encouraged to provide incentives for mass transportation use.

9. PF Public Facilities District. This District is displayed on the General Plan Land Use Map as "Public Facility." This District is generally applied to all existing major public land uses, including the Town Corporation Yard, Town Hall, the Police Department, the Public Library, the Fire Service buildings, public parking lots, parks and public schools.

10.PPD Preliminary Planned Development District. The Preliminary Planned Development District is not specifically reflected on the General Plan Land Use Map but is intended to serve as an "overlay" District to all land areas within the Town. The purpose of the District is to provide opportunities to allow development on land areas within the Town which because of size, hillside location, unusual topography, natural resources, or aesthetic appeal cannot be developed through adherence to rigid development standards. The characteristics of these land areas require a flexible approach to provide logical and orderly development while promoting and protecting the public's health, safety, and general welfare. A PPD District is a designation established upon property which may only be developed pursuant to a Town approved specific plan.

11.SPD Specific Planned Development District. The Specific Planned Development District is not explicitly displayed on the General Plan Land Use Map but is intended to serve as an "overlay" District to all land areas within the Town. The purpose of the District is to provide opportunities to allow development on land areas within the Town which because of size, hillside location, unusual topography, natural resources, or aesthetic appeal cannot be developed through adherence to rigid development standards. The characteristics of these land areas require a flexible approach to provide logical and orderly development while promoting and protecting the public's health, safety, and general welfare.

An SPD District refers to a specific plan development approved by the Town.

12.CF Community Facilities District. This District is displayed on the General Plan Land Use Map as "Community Facility." This District is generally applied to certain Town-owned property and allows for private use of said properties when appropriate.

The Town’s land development regulations have perpetuated a single-family detached development pattern, with the majority of the Town zoned in the R-1 single-family detached residential district which allows up to six dwelling units per acre. Development proposing 100 percent residential uses, with a maximum density of 20 dwelling units per acre, is currently allowed by right in the Town’s R-3 multifamily district, pursuant to SB 35 and SB 330; allowed with a Conditional Use Permit in the commercial districts including the C-1, C-2, C-L, and C-3 districts; and allowed with a specific plan in the SPD district.

Recognizing that additional density is needed throughout the community to accommodate additional housing in a manner that affirmatively furthers fair housing, the Housing Element includes Program 5.7 that will require the Town to amend the Zoning Code to accommodate higher density and affordable housing in the C-L, C-3, and SPD districts. The maximum density of the C-1 and C-2 districts will not be increased as the C-1 district is meant to be neighborhood scale commercial and mixed-use development while the increased density would not be complementary to the historic character of the C-2 district (Downtown San Anselmo).

To better accommodate the densities needed to accommodate affordable housing development, the Housing Element include Action

5.3a that will establish an affordable housing overlay district to allow greater building height, density, and floor area ratio for multifamily and mixed-use developments that provide a specified percent of units as affordable to low- and very low-income households.

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Parking Standards
San Anselmo requires off-street parking for all new residential development. For mixed-use projects the parking requirement must be satisfied for all uses unless a parking variance is granted. If a mixed-use project cannot provide off-street parking, the Town supports shared parking arrangements. Variances are also granted to reduce the overall parking requirement or to allow tandem parking.

Although the Town does not allow overnight street parking in San Anselmo, variances or special permits for on-street overnight parking are granted. In addition, the Police Department grants parking permits to downtown residents for overnight on-street parking if the distance to a public parking lot is greater than one block. The permit promotes safety for downtown residents by allowing them to park close to home at night when on-site parking is not an option. To improve the flexibility of the Town’s parking standards the Zoning Code, the Housing Element includes Action

5.2c to amend the Zoning Code to eliminate minimum parking requirements for new development and redevelopment within a half-mile of public transit in accordance with AB 2097 and Action 5.2d that will amend the Zoning Code to include flexible parking requirements and reductions in areas outside of a half-mile of public transit under certain circumstances.

Table 4.3 Residential Parking Standards

RESIDENTIAL LAND USE RESIDENTIAL LAND USE
Single-Family Dwelling, Attached or Detached, 2 spaces per living unit and Located below 150 mean sea level elevation
Single-Family Dwelling, Attached or Detached, 3 spaces per living unit and Located above 150 mean sea level elevation
Residential unit associated with an application under
California Government Code Sections 65852.21 and 66411.7. 1 space per living unit, except as provided in Title 10, Chapter 4 of the Town's Municipal Code Accessory Dwelling Units See Title 10, Chapter 6 of the Town's Municipal Code Multi-Family Living Unit:

Studio or 1-bedroom living unit 1 space per unit
2-bedroom living unit 1.5 spaces per unit
3 or more bedroom living unit 2 spaces per unit
Source: Town Of San Anselmo Municipal Code Parking Standards - Table 5aA 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Provision of a Variety of Housing Types
Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of various types of housing for all economic segments of the population including, but not limited to, multifamily rental housing, factory-built housing, mobile homes, emergency shelters, and transitional housing.

Table 4.3 summarizes the housing types currently permitted in each of San Anselmo’s zoning districts. As shown in the table, multifamily and single-family housing are conditionally permitted in all commercial zoning districts.

Accessory Dwelling Unit
As defined in the Municipal Code, an accessory dwelling unit (ADU) is an attached or a detached residential dwelling unit that provides complete in- dependent living facilities for one (1) or more persons and is located on the same lot as the proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation. An accessory dwelling unit also includes an efficiency unit, as defined in Section 17958.1 of the Health and Safety Code, and a manufactured home, as defined in Section 18007 of the Health and Safety Code.” The passage of AB 1866 (effective July 2003) required local governments to ministerially process ADU applications to facilitate production of affordable housing. The statute expressly prohibits discretionary review of, and public hearings on, such applications. In order to comply with the 2003 law, the San Anselmo Town Council adopted Ordinance No. 1033 (June 2003) amending the Zoning Code to permit ADUs as an accessory use in all residential zoning districts. California has adopted multiple ADU laws in recent years to clarify and improve various provisions to promote the development of ADUs across the state, and the Town continues to update the Zoning Code to comply with the ongoing changes to State law.

The ordinance was updated most recently in March 2022 to be consistent with new State legislation.

The Town ministerially approves ADUs that comply with Government Code Section 65852.2(e) via a building permit. To promote the construction and affordability of ADUs and JADUs (Policy 6) the Town has included three programs and 14 actions in the Policies, Programs, and Action section of this Housing Element. Program 6.1 will require that the Town adopt pre-approved ADU plans to expedite approval and lowers costs associated with ADU construction. Program 6.2 will further streamline the ADU and JADU permitting process. Program 6.3 will require the Town to update the Zoning Code to allow one JADU and multiple ADUs on lots one acre and larger in the R-1, R-1C, and R-1H districts.

Table 4.4: Permitted Housing Types by Zone3
Zoning District
Housing Types R-1-H R-1-C R-1 R-2 R-3 P C-1 C-2 C-L C-3 Single-Family Attached N/A N/A N/A P P C C C C C
Single-Family Detached P P P P P C C C C C
Multifamily P P P N/A P C C C C C
Accessory Dwelling Units P P P P P N/A N/A N/A N/A N/A
Single-Room Occupancy Units N/A N/A N/A N/A N/A N/A N/A C C C Supportive Housing P P P P P N/A C C C C
Transitional Housing P P P P P N/A C C C C
Residential Care Facility, Large C C C C C N/A N/A N/A N/A N/A Residential Care Facility, Small P P P P P N/A N/A N/A N/A N/A Residential Care Facility for Persons with a Chronic
Life-Threatening Illness, Large C C C C C N/A N/A N/A N/A N/A Residential Care Facility for Persons with a Chronic
Life-Threatening Illness, Small P P P P P N/A N/A N/A N/A N/A Residential Care Facility for the Elderly, Large C C C C C N/A N/A N/A N/A N/A Residential Care Facility for the Elderly, Small P P P P P N/A N/A N/A N/A N/A Low-Barrier Navigation Center N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Emergency Shelter N/A N/A N/A N/A N/A P N/A N/A P P
Mobile And Manufactured Homes N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Employee Housing N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Source: Town Of San Anselmo Municipal Code Land Use Regulations - Table 3A 3 "P" = permitted by right and "C" = Conditional Use Permit San Anselmo Housing Element | Housing Constraints
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Manufactured Housing/Mobile Homes
Section 65852.3 of the California Government Code requires jurisdictions to allow manufactured homes on lots zoned for single-family dwellings subject to the same development standards that apply to conventional single-family dwellings. Section 10-3.1702 of © San Anselmo Municipal Code specifically states that a residential unit may be a manufactured structure or mobile home. As a result, manufactured housing is subject to the same standards and regulations that apply to other single-family homes.

Community Care Facilities
The Lanterman Developmental Disabilities Services Act (Lanterman Act) is the part of California law that sets out the rights and responsibilities of persons with developmental disabilities. The Lanterman Act impacts local zoning codes by requiring the use of property for the care of six or fewer disabled persons to be classified as a residential use under zoning. More specifically, a State-authorized, certified, or licensed family care home, foster home, or a group home serving six or fewer disabled persons or dependent and neglected children on a 24-hour-a-day basis is considered a residential use that is to be permitted in all residential zones. No local agency can impose stricter zoning or building and safety standards on these homes.

The Town separates group homes into six different categories based on occupancy size and characteristics: residential care facility (large), residential care facility (small), residential care facility for persons with a chronic life-threatening illness (large), residential care facility for persons with a chronic life-threatening illness (small), residential care facility for the elderly (large), and residential care facility for the elderly (small). As displayed in Table 4.3, all uses are permitted or conditionally permitted in all residential zones.

To ensure that the Town is compliant with recent amendments to the Lanterman Act, the Housing Element will include Action 5.8a to ensure the Town’s definition of “Group Home” in the Zoning Code is in conformance with the Lanterman Act Accessibility Accommodation
Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodations (i.e. modifications or exceptions) in their zoning and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. For example, it may be a reasonable accommodation to allow covered ramps in the setbacks of properties that have already been developed to accommodate residents with mobility impairments.

The Town adopted the Reasonable Accommodation Ordinance in 2015, and subsequently updated it in 2018, to provides a procedure for people with disabilities to request reasonable accommodation in the application of zoning laws and other land use regulations, policies and procedures.

Reasonable accommodations can be requested to exempt an applicant from various land use, zoning, or other regulations. Pursuant to Section 10-13.06 of the Municipal Code, a reasonable accommodation request must meet the following findings to be approved:

1. Whether the housing that is the subject of the request will be used by an individual considered disabled under the Acts.

2. Whether the request for reasonable accommodation is necessary to make specific housing available to an individual with a disability under the Acts.

3. Whether the requested reasonable accommodation would impose an undue financial or administrative burden on the Town.

4. Whether the requested reasonable accommodation would require a fundamental alteration in the nature of a Town program, policy, practice and/or regulation, including but not limited to land use or zoning.

5. Whether the requested reasonable accommodation would adversely impact surrounding properties or uses

6. Whether there are reasonable alternatives that would provide an equivalent level of benefit without requiring a modification or exception to the Town’s applicable programs, policies, practices and/or regulations.

7. Whether the accommodation would alter the significance of an historic structure.

8. An approved request for reasonable accommodation is subject to the applicant’s compliance with all other applicable regulations.

9. An accommodation approved is considered a personal accommodation for the individual applicant and does not run with the land.

To ensure that the Town is not responsible for any barriers to the approval of reasonable accommodations, the Housing Element will include Action 9.1e to amend the Reasonable Accommodation regulations to ensure there are no barriers for the approval of reasonable accommodation requests in conformance with the Americans with Disabilities Act. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Zoning Definition of Family
The California courts have invalidated the following definition of “family” within jurisdictions’ Zoning Codes: (a) an individual, (b) two or more persons related by blood, marriage or adoption, or (c) a group of not more than a certain number of unrelated persons as a single housekeeping unit. Court rulings state that defining a family does not serve any legitimate or useful objective or purpose recognized under the zoning and land planning powers of the Town, and therefore violates rights of privacy under the California Constitution.

The San Anselmo Municipal Code does not include a definition for the term “family.” A residential unit is defined as a building, or portion thereof, for occupancy as living quarters for one household. A single-family residential unit is defined as a detached residential unit. San Anselmo’s definition encompasses persons not related by blood, marriage, or adoption and does not limit the number of unrelated persons living in a housing unit.

Therefore, it is not a constraint to housing development in general or the provision of housing for persons with disabilities.

Transitional and Supportive Housing
Transitional housing is generally defined as a facility that provides shelter for people experiencing homelessness and generally involves integration with other social services and counseling programs to assist in the transition of self-sufficiency through acquisition of permanent income and housing. This housing can take several forms, including group housing or multifamily units, and often includes a supportive services component to allow individuals to gain necessary life skills in support of independent living. There are no known transitional housing facilities in San Anselmo.

Supportive housing is generally defined as permanent, affordable housing with on-site services that help residents transition into stable, more productive lives. Services may include childcare, after-school tutoring, career counseling, etc. Most transitional housing includes a supportive services component. There are currently no site-based transitional or permanent housing projects, which includes supportive housing, for people experiencing homelessness in San Anselmo.

In January 2015, the Town amended the Zoning Code to permit transitional and supportive housing by right in all residential zoning districts and as a conditionally permitted use in all commercial zoning districts. The amendments ensure that transitional and supportive housing is treated as a residential use in these zones, subject only to the same restrictions that apply to other residential uses in the same zone. The one exception to this is in the Professional (P) zoning district, in which single-family detached homes are conditionally permitted while transitional and supportive housing are not allowed. The Town also added definitions for supportive housing, transitional housing, and target population consistent with Government Code §65582(g), (j) and (i).

To ensure that the Town is not responsible for any barriers to the establishment of transitional and supportive housing facilities in the community, the Housing Element will include Action 5.8d it will amend the definitions of the uses in the Zoning Code to ensure continued compliance with State law and allow them in the P zoning district in accordance with AB 2162.

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Emergency Shelters
Emergency shelters are generally defined as a facility which provides immediate short-term housing for individuals experiencing homelessness.

Pursuant to SB 2, jurisdictions with an unmet need for emergency shelters are now required to identify a zoning district where emergency shelters will be allowed as a permitted use without the requirement for a conditional use permit or other discretionary permit. The identified zone must have sufficient capacity to accommodate the shelter need and, at a minimum, provide capacity for at least one year-round shelter. Emergency shelters may be accessory to a public or civic type use. Permit processing, development, and management standards for emergency shelters must be objective and facilitate the development of or conversion to emergency shelters.

As discussed in greater detail in the Current Housing Conditions and Trends section of this Housing Element, there are 54 estimated unsheltered people experiencing homelessness that the Town needs to plan for. In January 2015, the Town amended the Zoning Code to permit emergency shelters for up to 17 beds by right in the Limited Commercial (C-L), General Commercial (C-3), and Public Facilities (PF) zoning districts. Emergency shelters must be located within one-half mile of a transit stop.

The designated emergency shelter areas in San Anselmo cover approximately 34 acres on 110 different parcels and therefore have adequate land capacity to accommodate a year-round emergency shelter that could provide temporary lodging for nine homeless individuals. All of these parcels are located within one-half mile of a transit stop. Because much of the property in the PF zoning district is publicly owned, the emergency shelter facility could be developed in combination with a complementary civic use in the future, as needed.

The Town’s Emergency Shelter Ordinance establishes standards for on-site management and security, exterior lighting, common facilities, parking and refuse areas, and a minimum distance between shelters. Standards for emergency shelters from Section 10-12.03 of the Municipal Code are below:

1. An emergency shelter shall meet the following development and performance standards:
i. On-site management and on-site security shall be provided during hours when the emergency shelter is in operation. ii. Adequate external lighting shall be provided for security purposes. The lighting shall be stationary, directed away from adjacent properties and public rights-of-way, and of intensity compatible with the surrounding area. iii. The development may provide one or more of the following specific common facilities for the exclusive use of the residents and staff:
d. Central cooking and dining room(s).
e. Recreation room.
f. Counseling center.
g. Childcare facilities.
h. Other support services.

2. Parking and outdoor facilities shall be designed to provide security for residents, visitors, employees, and the surrounding area.

3. A refuse storage area shall be provided that is completely enclosed with masonry walls not less than five feet high with a solid-gated opening and that is large enough to accommodate a standard-sized trash bin adequate for use on the parcel, or other enclosures as approved by the Planning Director. The refuse enclosure shall be accessible to refuse collection vehicles.

4. The agency or organization operating the emergency shelter shall comply with the following requirements:
i. Temporary shelter shall be available to residents for no more than six months. No individual or household may be denied emergency shelter because of an inability to pay.
ii. Staff and services shall be provided to assist residents to obtain permanent shelter and income. iii. The provider shall have a written management plan including, as applicable, provisions for staff training, neighborhood outreach, security, screening of residents to ensure compatibility with services provided at the facility, and for training, counseling, and treatment programs for residents.

5. No emergency shelter shall be located within 300 feet of another emergency shelter site.

6. The facility shall be in, and shall maintain at all times, good standing with Town and/or state licenses, if required by these agencies for the owner(s), operator(s), and/or staff on the proposed facility. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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7. The maximum number of beds or clients permitted to be served (eating, showering and/or spending the night) nightly shall not exceed seventeen persons.

The Town’s regulations for emergency shelters are not compliant with State law because the Town imposes development standards beyond the objective standards allowed by State law. To ensure that the Town is not responsible for any barriers to the establishment of emergency shelters, the Housing Element will include Action 5.8e to amend its regulations to ensure compliance with SB 2 and AB 139.

Single Room Occupancy (SROs) Units
Single room occupancy (SRO) units are one-room units for occupancy by one or two individuals as their primary residence, which are occupied for periods not less than 30 days. SROs are different than studios or efficiency units because SRO units are not required to have a kitchen or bathroom. The San Anselmo Zoning Code establishes provisions for SRO units to provide clear standards for these small units and support opportunities for the development of permanent, affordable housing in close proximity to transit and services for small households and for people with special needs . Development standards for SRO units are provided in Section 10-3.1901 of the Municipal Code as follows:
• A conditional use permit is required for the use of any rooms or units as SROs. • An SRO shall not be located within 300 feet of any other SRO, emergency shelter, or other similar program, unless such program is located within the same building or on the same lot.
• Units shall have a maximum floor area of 400 square feet and accommodate a maximum of two persons. • One washer and one dryer shall be provided for every ten units. • SROs may contain partial or full bathroom facilities, however, are not required. If an SRO does not contain full bathroom facilities, common bathroom facilities shall be provided in accordance with the California Building Code for congregate residences with at least one full bath- room per floor. • SROs may contain partial or full kitchen facilities, however, are not required. If an SRO does not contain full kitchen facilities, common kitchen facilities shall be provided. For projects with more than 10 units, at least one full kitchen facility shall be provided per floor. • SRO units shall comply with all requirements of the California Building Code. • SRO facilities with seven or more units shall include twenty-four-hour on-site management, a dwelling unit designated for the manager, and a management plan.
• On-site parking must be provided as required for multifamily units. The Planning Commission may reduce parking requirements to one space per four units if the SRO is deed-restricted for extremely low-income housing or if alternative transportation is provided. With the exception of projects that allow only senior residents, projects with reduced parking shall provide one bicycle parking space per unit. • SRO units shall provide tenancy for a minimum of 30 days.

To make this affordable and efficient housing type more widely available throughout the community, the Housing Element will include Action3.3c that will require the Town to amend the Zoning Code to allow residential buildings containing the units as a permitted use in the R-3 zoning district.

Agricultural/Farm Employee Housing
According to data derived from the 2020 American Community Survey and summarized in the Current Housing Conditions and Trends section of this Housing Element, no one in San Anselmois employed in maintenance or production occupations in the agriculture/natural resources industry.

In addition, there are no agricultural zones or uses in the Town. Therefore, the Town has not identified a need for specialized farmworker housing beyond overall programs for housing affordability.

The Town complies with the Employee Housing Act. Pursuant to Health and Safety Code Section 17021.5, the Town deems any employee housing providing accommodations for 6 or fewer employees as a single-family structure. No conditional use permit, zoning variance, or other zoning clearance is required of employee housing serving 6 or fewer employees that is not required of a single-family dwelling in the same zone.

To ensure that the Town is not responsible for any barriers to the establishment of employee housing, the Housing Element will include Action 5.8c to amend its regulations for compliance with the Employee Housing Act.

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Building Code
The Town’s Building Code is based on the latest 2022 version of the California Building Code, along with all required updates. The Town has not adopted amendments to the 2022 California Building Code, but the Municipal Code preserves local amendments adopted in perpetuity to accompany previous versions of the Building Code. Local amendments have been made to the Building Codes for health and safety purposes.

For example, the Town requires that new homes install Wildland Urban Interface (WUI) vents to improve fire safety and resilience. The Town also requires that new homes be constructed one foot above the base flood elevation, while the California Building Code requires that homes just be elevated to the base flood elevation. The additional foot of elevation reduces homeowners insurance rates, decreases structural damage and repairs needed due to flooding, and enhances overall resident health and safety. These amendments do not significantly diminish the ability to develop affordable housing or accommodate persons with disabilities or other special needs groups.

In Section 9-4.01 of the Municipal Code, the Town has also adopted a Building Code amendment requiring that all electrical and communication service laterals, including those for cable television service, to any new building or building undergoing a substantial improvement be undergrounded. Many other jurisdictions require that utilities be undergrounded as well to improve resiliency and reduce the risk of hazards induced by wildfire, earthquakes, storm events, and other natural disasters. While this amendment may increase the cost of development, it ultimately preserves and improves the health and safety of San Anselmo residents. Regardless, the Town recognizes the increased cost burdens that this requirement places on housing development. To ensure that the Town is not responsible for barriers to affordable housing development, the Town will identify and seek grants and other potential funding sources to subsidize undergrounding utilities for affordable housing development (Actions 5.5a through 5.5d).

The Town enforces energy conservation standards enacted by the State. The standards may increase initial construction costs, but over time will result in energy savings. San Anselmo’s Building Code enforcement practices are complaint-driven, as are those of 70 percent of the local governments surveyed by the State Department of Housing and Community Development (HCD). The usual process is for a code enforcement officer to conduct a field investigation after a complaint has been submitted. If the complaint is found to be valid, the immediacy and severity of the problem is evaluated, and the code enforcement officer reaches out to the property owner to ameliorate the issue. Town Staff report that the most common complaints received are from neighbors reporting unpermitted work on residential units. There is no indication that code enforcement practices unduly penalize older structures.
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Site Improvements
Since the Town is has little remaining vacant land zoned for development, all infrastructure, including curbs, gutters, sidewalks, streets and utilities are in place. Development of residential units involves hooking up to the utilities which already exist in the right-of-way. All electrical distribution lines, telephone, cable television, and similar service wires or cables, which provide services to new development, are to be installed underground.

New subdivisions will require site improvements such as:
• Streets must be graded, have a rock base and be paved or surfaced to widths and grades as provided by the Town Municipal Code. • Structures shall be installed in accordance with the approved improvement plan. • Curbs and Gutters to be required along streets
• Paved sidewalks shall be constructed where required by the Town Municipal Code. • Retaining walls may be required wherever topographic conditions warrant or where necessary to retain fill or cut slopes within the rights-ofway or slope easements. • Potable water must be provided by connection to the Marin Municipal Water District system or through approval of a water well permit • Provisions shall be made for adequate sewage
• Trees, shrubs, and ground cover will be required where there is insufficient vegetation. • Provisions shall be made for filling lands as required by the approved improvement plans. • Provisions shall be made for drainage and flood control in accordance with the approved improvement plans. • The faces of cut and fill slopes shall be prepared and maintained to control against erosion, both during and after construction. • All utility distribution facilities, with the exception of equipment appurtenant to such underground facilities, installed within and for the purpose of supplying service to any subdivision shall be placed underground. • Street signs shall be placed at all street intersections and shall be in accordance with specifications on file with the Town Engineer.

Street Improvements:
• If the portion of the street upon which the parcel fronts requires widening or extension to conform to the Streets and Highways Plan of the Town, rights-of-way for such widening and/or extension have been dedicated to the Town by the owner of the parcel; and • That frontage improvements in accordance with the current Town specifications in use by the Department of Public Works and at the location prescribed by the Town Engineer in accordance with the Streets and Highways Plan of the Town have been installed at no cost to the Town; or
• That such frontage improvements will be so installed as a part of the development applied for and prior to occupancy thereof; or • That in lieu of such improvements the applicant has deposited with the Town the estimated cost thereof; or • That the improvement requirement should be waived or deferred due to extenuating circumstances. If the Town Engineer finds that improvements should be deferred, he shall require as a prerequisite to issuance of the permit that the owner agrees in writing to undertake the construction of the required improvements within ninety (90) days after written notice to begin construction is mailed to the owner at the premises or such other address as the owner may from time to time furnish the Town. Such agreement shall further provide that in the event of the owner's default in commencing and completing the improvements, the Town may at its option:
◦ Treat the agreement as a petition for installation of improvements pursuant to the provisions of Sections 5870 et seq. the Streets and Highways Code of the State; or
◦ Cause the work to be done and the cost thereof assessed as a lien against the owner's property. Such agreement shall also run with the land and shall be recorded to constitute notice to prospective purchasers or encumbrances.

To ensure that required site improvements are not a barrier to development, the Housing Element will include Action 5.4b to evaluate its requirements for on or offsite improvements to determine which are feasible to minimize or eliminate in order to reduce construction financing costs for affordable housing development projects.

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Dedications and Fees
Local fees add to the cost of development; however, particularly after Proposition 13, cities are concerned with the need to recover processing costs. A review of other Marin County cities current fee schedules concludes that San Anselmo’s fees are lower comparable to Marin County standards, with no specific infrastructure development fees since the Town’s infrastructure essentially spans the entire town. Line-item fees related to processing, inspections, and installation services are limited by California law to the cost to the agencies of performing these services. Most jurisdictions are tending toward fees which cover the costs of staff time and materials charged on an hourly basis, consistent with California law.

Table 4.5 below shows typical planning fees in San Anselmo. Planning fees are collected at the time the application is deemed complete.

San Anselmo charges building permit fees based on the valuation of the project in accordance with the California Building Code. Building permit and impact fees are collected at the time the building permit application is submitted.

Table 4.5: Residential Development Fees
Planning Fees Fees
Residential Design Review - Planning Director $ 955.00
Commercial Design Review - Planning Director $ 955.00
Planning Commission Use Permit for exceptions to create new Accessory Dwelling Unit $ 1,500.00 Administrative Minor Exception $ 234.00
Lot Line Adjustment - Planning Director $ 800.00
Administrative Lot Merger $ 320.00
Planning Commission First Application/Hearing (For applications with a Planning Commission hearing such as Conditional Use Permit, Variance, Subdividision, Parcel Map, Lot Line Adjustment, Exceptions, Illuminated Sign, FAR Exception, Demolition Permit, Grading Permits, Sign Program, move building).

Includes review of one plan revision.
$ 2,178.13
Certificate of Compliance $ 2,550.00
Peer Review Consultant cost + 25%
General Plan Maintenance 4% of Building Permit fees
Technology Fee 8.8% of Bldg Permit fees
Planning Training Fee 3% of Bldg Permit fee
Appeals - Planning Applicant $ 2,614.00
Appeals - Non-Applicant $ 837.00
Source: Town of San Anselmo Fee Schedule (Effective July 2022) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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As the Town of San Anselmo is not a full-service municipality, numerous agencies and special districts levy fees on new development for the provision of basic urban services. These agencies and special districts include Marin Municipal Water District, Ross Valley School District (part of the Tamalpais Union High School District), Ross Valley Fire Department, Ross Valley Sanitary District, Central Marin Sanitation Agency. Table 4.6 shows fees charged to prototypical single-family, multifamily and ADU developments in San Anselmo. In addition to planning and building fees, San Anselmo charges a road impact fee (of one percent of the building permits project valuation) to residential development. Additionally, the Town Council may exempt the impact fee for affordable to low- and moderate-income housing projects.

Table 4.6: Development Fee Example Table
Single Family
Home
8-unit
Multi-family
(per unit)4
ADU
Unit Size (sq. ft.) 955 7,640 700
Common area (sq. ft.) 0 0 0
# Bedrooms each unit 4 2 1
Cost of construction (sq. ft.) $400 $250 $250
Project Valuation $1,400,000 $312,500 $175,000
Town Fees
Design Review $955 $955 $955
General Plan Maintenance Fee $267 $47 $47
Planning Technology Fee $533 $94 $94
Planning Training Fee $200 $35 $35
Building Permit $6,665 $1,179 $1,179
Plan Check $1,088 $1,088 $1,088
Energy Fee $1,000 $177 $177
Plumbing $1,000 $177 $177
Electrical $1,173 $359 $359
Mechanical $1,173 $359 $359
Road Impact Fee $21,000 $4,688 $0
TOWN FEES TOTAL $35,053 $9,158 $4,471
Estimated Fees of Other Districts
Water Connection - MMWD5 $16,027 $10,036 $0
Ross Valley Sanitary District $909 $817 $909
Central Marin Sanitation Agency $7,666 $7,666 $7,666
Ross Valley School District $3,323 $26,587 $2436
Ross Valley Fire Department $328 $328 $328
DISTRICT FEES TOTAL $28,254 $45,434 $11,339
TOTAL FEES (per unit) $63,307 $14,837 $15,810
4 Fees are shown here on a per unit basis for comparative purposes. Some fees, such as the Design Review fee, are charged for the entire project and not on a per unit basis. 5 Water connection fees are based on estimated consumption, which ranges from 0.8 to 0.24 acre foot, depending upon area. This example uses 0. acre foot for the single family house and averages the high and low amounts for the multi-family unit. The Water District also charges for water meter installation.

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Special district fees add to development costs in San Anselmo. However, the Marin Municipal Water District (MMWD) adopted ordinance 445 which amended the District’s code to comply with Assembly Bill 881 and does not require a separate meter or payment of a connection for JADUs and ADUs that meet the following criteria:
• Only one ADU or JADU exists on a lot with a proposed or existing single-family dwelling; and • The ADU or JADU is within the proposed space of the single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of up to 150 square feet beyond the existing dimensions of an existing accessory structure for the purposes of ingress and egress; and
• The space has exterior access from the proposed or existing single-family dwelling; and • The side and rear setbacks are sufficient for fire and safety.

The Ross Valley School District requires the payment of an impact fee of $3.48 per square foot for new construction over 500 square feet. The Ross Valley Fire Department charges minimum plan review fees of $369 for fire protection plans, $534 for sprinkler system plans for residential projects less than 5,000 square feet and $602 for sprinkler system plans for residential projects greater than 5,000 square feet, and $534 for fire alarm plans and 323 for fire alarm system modifications.

The Ross Valley Sanitary District charges sewer capacity charges for newly constructed residential units. The base charge of $5,987 includes 23 fixture units. Fixture units range from one unit for a wash basin to three units for a toilet. Additional fixture units are charged at the rate of $260 each. A permit fee, which includes up to two inspections of $594 is also charged.

The Central Marin Sanitation Agency charges a regional capacity charge of $ $7,666.16 (indexed to inflation) for each new sewer connection serving a residential unit, whether that unit is in a single-family or multifamily configuration. The Agency has a policy to reduce capacity charges for ADUs, senior residents and affordable housing projects by the same proportionate amount as the member agency’s fee. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Environmental Review and Processing
The Town of San Anselmo processes typical small development in three to four months from the time of complete application submittal to building permit approval. This is due to the efficiency of a small-town government, the lack of an application backlog, and the fact that most public facilities are already in place. Single-family housing development applications generally take less time to review than multifamily proposals. When proposed single-family developments are in conformity with the General Plan and existing zoning, it is possible to process the required planning applications, once deemed complete, within a month. Some new single-family and all multifamily development proposals are subject to Design Review, but Town Staff note that the addition of Design Review does not typically lengthen the timeline of project review due to efficiencies in the Town’s established process for streamlined one-time project review from all required departments. All discretionary projects also requires environmental review pursuant to the California Environmental Quality Act (CEQA), public hearings, and local review. The total review time for multifamily projects, from the initial developer contact with the Town to final approval, can take up to a year depending on the complexities or environmental constraints of the project.

Below are typical processing times and procedure for single-family and multifamily developments.

Single-Family Residence
• Design review is required to construct new single-family residences. If an applicant is requesting a variance, use permit, or floor area exception as part of the project, these applications are processed concurrently with the design review application. The applicant submits a completed application, filing fee and plans to the Planning Department who transmits it to other departments (generally Fire, Public Works and Building) for review and comment.
• Staff prepares a public notice which is sent out ten days prior to the Planning Commission hearing and a staff report analyzing the project and recommending conditions of approval is prepared for consideration by the Planning Commission. A public hearing is held where the applicant and members of the public may comment on the merits of the project. • It typically takes two to four weeks from the time that the application for single-family residence is deemed complete until it is approved by the Planning Commission. Following approval, there is a ten-day appeal period; if no appeal is filed, the applicant may secure a building permit and commence construction.

Multifamily Residential
• Design review is required of multifamily residential projects. If an applicant is requesting a variance, use permit, or floor area exception as part of the project, these applications are processed concurrently with the design review application. The applicant submits a completed application, filing fee and plans to the Planning Department who transmits it to other departments (generally Fire, Public Works and Building) for review and comment.
• Staff prepares a public notice which is sent out ten days prior to the Planning Commission hearing and a staff report analyzing the project and recommending conditions of approval is prepared for consideration by the Planning Commission. A public hearing is held, where the applicant and members of the public may comment on the merits of the project. • It typically takes two to five weeks from the time that the application for a small multifamily residential project is deemed complete until it is approved by the Planning Commission. Following approval, there is a ten-day appeal period; if no appeal is filed, the applicant may secure a building permit and commence construction.

The information on the following page shows the typical steps and processing time for various types of permits and housing development types in San Anselmo.

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Typical Processing Time by Permit
• Ministerial Review: 2 - 6 weeks
• Conditional Use Permit: 4 – 6 weeks
• Variance: 4 – 6 weeks
• Zoning Change: 16 – 30 weeks
• General Plan Amendment: 16 – 30
weeks
• Architectural/Design Review: 4 – 6
weeks
• Negative Declaration: 4 – 6 weeks
• Environmental Impact Report: 6 - 8
months
Typical Processing Procedures by Project Type
New Single-Family Home: 4 - 6 weeks (this could include Design Review and Variances processed concurrently).

Duplex to Fourplex: 4 – 24 weeks (this could include Design Review, Variances, Conditional Use Permits, and environmental review are processed concurrently as well as a Tentative Parcel Map if they are to be for-sale units).

Multifamily (5 or more units): 8 – 10 months (this could include Design Review, Variances, Conditional Use Permits, and environmental review are processed concurrently as well as a Tentative Final Map if they are to be for-sale units).

The Town recognizes that the time required to process a development proposal can be a barrier to housing production if it is lengthy. The Town has streamlined the development review process over the years to make it more efficient, while still providing adequate opportunity for public review and input, as required for discretionary projects. In addition, much of the permit processing time frame is dictated by State-mandated noticing and processing procedures (i.e., SB 35) that help assure community review of projects. The Town has not adopted specific SB 35 regulations in the Zoning Code and follows State requirements to provide ministerial review of projects that meet SB 35 eligibility criteria. Processing times for projects in San Anselmo are similar to, if not faster than, other jurisdictions in Marin County.

Pursuant to the Permit Streamlining Act (Government Code Section 65920), the Town has a maximum of 30 days to conduct an initial review of the project and determine whether it is “complete,” or whether additional information is needed to evaluate the project. While this may seem like a long time, it includes time to refer the application to different departments and outside agencies involved in development review, and to receive and consolidate these comments. Staff tries to anticipate analyses that will be needed for environmental review or during the public hearing process (such as any special studies). If the project does not meet various Town standards, it may also need to be revised. In the past several years, the Town has improved the Town website, submittal checklists, and handouts to identify what information is required for an applicant to be deemed “complete.” Within 30 days of receiving a complete application, the Town must consider any environmental impacts pursuant to CEQA and determine whether the project requires a Negative Declaration, Environmental Impact Report or can be categorically exempt. If not categorically exempt, staff prepares an Initial Study to determine whether a Negative Declaration, Mitigated Negative Declaration or Environmental Impact Report will be prepared. If a Negative Declaration or Mitigated Negative Declaration is prepared, the state-required public review period is 20 to 30 days, depending on whether a state agency is involved in the review. If an Environmental Impact Report (EIR) is required it can add an additional 6 to 8 months for preparation and review of the Draft EIR, responses to comments, and preparation of the Final EIR.

The Town works closely with developers to expedite approval procedures so as not to put any unnecessary timing constraints on development. For a typical project, an initial pre-consultation meeting is held with the Planning Department, Building Department, Public Works Department, and the Fire Department to discuss the development proposal. Then, a description of the project and application must be filed with a site plan, which is first reviewed by the Planning Department and other departments and agencies (such as the Building Department) for consistency with the Municipal Code and General Plan guidelines. After the project is approved, the Building Department performs plan checks and issues building permits. Throughout construction, the Building Department will perform inspections to monitor the progress of the project. This process does not place an undue time constraint on most developments due to the close working relationship between Town Staff, developers, and the decision-making bodies (Planning Commission and Town Council). Discretionary projects that require design review or request a variance may require a Planning Commission meeting.

Large-scale or complex projects may include additional public hearings to respond to comments and make modifications . The additional time, as well as the public hearing can pose a constraint to the development of multifamily projects. To mitigate this constraint, the Town recently implemented a pre-application process to review project proposals with applicants and identify any items of concern before application submittal.

To further streamline the approval process for new housing, the Housing Element will include Action 3.2a that will require the Town to adopt objective design standards for all housing types, Action 3.1C that will require the Town to adopt pre-approved plans for missing middle housing types, Program 6.1 that will require the Town to adopt pre-approved ADU plans. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Design Review
The Town of San Anselmo Municipal Code strives to provide objective, as compared to subjective, standards and criteria for use by decision-makers when reviewing a project for design review approval. The Town also provides further Design Review details in handouts available on the Town website and at the Planning Department counter in Town Hall.

Either the Planning Director or the Planning Commission serve as the review body for Design Review. Pursuant to Section 10-3.1504 of the Municipal Code, the Planning Director may approve Design Review applications for minor modifications to existing buildings and all additions in residential zoning districts. The Planning Commission shall review all other Design Review applications. The Town requires that new residential projects that trigger the Design Review requirement achieve the following findings:
• For qualifying Residential R-3 (four or more units, churches, convalescent homes) projects:

1. Is functionally and aesthetically compatible with the existing improvements and the natural elements in the surrounding area;

2. Provides for protection against noise, odors, and other factors which may make the environment less desirable;

3. Will not tend to cause the surrounding area to depreciate materially in appearance or value or otherwise discourage occupancy, investment, or orderly development in such area;

4. Will not create unnecessary traffic hazards due to congestion, distraction of motorists, or other factors and provides for satisfactory access by emergency vehicles and personnel;

5. Will not adversely affect the health or safety of persons using the improvement or endanger property located in the surrounding area; and

6. Is consistent with the Town General Plan.
• For qualifying Residential R-1, R-2, and R-3 (three (3) or fewer units) sites below one hundred fifty (150) feet Mean Sea Level (flatland) projects:

7. Conformance to Findings 1 through 6;

8. Will not unreasonably impair access to light and air of structures on neighboring properties;

9. Will not unreasonably affect the privacy of neighboring properties including not unreasonably affecting such privacy by the placement of windows, skylights and decks;(4)Will be of a bulk, mass and design that complements the existing character of the surrounding neighborhood; and(5)Will not materially affect adversely the health or safety of persons residing or working in the neighborhood of the property of the applicant and will not be materially detrimental to the public welfare or injurious to property or improvements in such neighborhood. • For qualifying Residential R-1-H, R-1-C, and R-1 design review for lots that include any area at or above one hundred fifty (150) feet Mean Sea Level (hillside) projects:

10.Conformance to Findings 1 through 9;

11.Adequacy of screening; and

12.Selection of architectural features and colors that enable the structure to blend with its environment and which results in a low visual profile. • For projects that request to exceed the maximum allowed dwelling size on residential lots that include any area at or above one hundred fifty (150) Mean Sea Level):

13.Conformance to Findings 1 through 12;

14.Will not be materially visible offsite;

15.Is of a scale, intensity, and design that integrates with the existing character of the surrounding neighborhood;

16.Internal efficiency and/or space utilization problems exist.

17.Required conditions if approval is granted to exceed the maximum dwelling size guidelines based on existing landscaping:
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ii. (Any existing landscape screening, which is part of an approved landscape plan, shall be maintained. If said landscaping is lost due to natural disaster, the owner shall replace it per the plan. If said landscaping is removed or neglected for any reason other than a natural disaster, the owner shall replace it per the plan and may be subject to either an infraction or a misdemeanor.

The criteria listed above are intended to decrease “uncertainty” for applicants, and as much as possible, provide objective and clear standards, considerations and expectations for new development. To more clearly communicate to the development community the design expectations of the Town and to streamline the development approval process, San Anselmo will adopt objective design standards for all housing types (Action 3.2a) as well as adopt pre-approved plans for missing middle housing (Action 3.1c) and Accessory Dwelling Units (Program 6.1).

Evaluation of Inclusionary Zoning as a Constraint
In 1994, the California Coalition for Rural Housing (CCRH) conducted the first statewide survey on inclusionary housing (IH) and found that 12 percent of statewide jurisdictions had an inclusionary program. In 2003, CCRH and Non-Profit Housing Association of Northern California (NPH) collaboratively conducted a follow-up survey, which revealed that the number of jurisdictions with inclusionary housing had jumped to 20 percent.

The 2003 survey generated interest in obtaining more precise production data on the types of housing built and the income levels served. In 2006, a new study was launched to determine the growth in inclusionary programs statewide and provide a detailed snapshot of the housing that is being produced by these programs. Affordable Housing by Choice — Trends in California Inclusionary Programs (NPH, 2007) looked at housing produced through inclusionary programs from January 1999 through June 2006 and found that nearly one-third of California jurisdictions now have inclusionary programs, and more than 80,000 Californians have obtained housing through inclusionary programs. In 2021, a study2 of IH programs in local jurisdictions nationwide throughout 2018 and 2019. Some of the key takeaways found that:
• In 2019, there were 228 IH programs in the California across 162 jurisdictions. As of 2022, that figure has grown to 239 IH programs, which accounts for approximately 23 percent of IH programs nationwide. In California, eight programs have created 1,000 or more affordable units since adoption and 57 programs have created between 28,960 and 29,180 units total per program. • Under the Duty to Serve Rule, legal agreements such as deed restrictions, deed covenants, ground leases, development agreements, or affordable housing agreements are necessary to establish price and rent restrictions, ensuring inclusionary units are affordable. These legal agreements need to have a resale formula that limits homeowners’ proceeds at resale. • Approximately 73 percent of IH programs nationwide can create affordable units directly without reliance on fees to fund projects. 2 Inclusionary Housing in the United States, published by Ground Solutions in 2021. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Table 4.7 below compares inclusionary housing requirements across multiple Marin County jurisdictions. Many communities offer a variety of concessions or incentives for construction of affordable units including, but not limited to, density bonuses or incentives of equal financial value, waiver or modification of development standards, provision of direct financial assistance, and deferral or reduction of payment of fees. Several jurisdictions in Marin County also require smaller projects that have an insufficient number of units to cover the full cost of constructing an affordable unit, to pay , a fee.

The Town of San Anselmo has not codified inclusionary housing requirements. However, the Town encourages developers to include affordable units in their projects. Sohner Court, a 22-unit condominium development, provided two ownership units affordable to moderate-income households in 1989. 600 Red Hill LLC, a 28-unit rental project provided two deed restricted very-low income units in 2021 and 1 Lincoln Park, a 16-unit senior housing rental project, also provided two deed restricted low income units in 2016. The 2015-2023 Housing Element included a program to align San Anselmo’s inclusionary policies with other jurisdictions and make the requirements more applicable to the types of development anticipated in San Anselmo. Although the Town has begun preparing an Inclusionary Housing Ordinance, the Housing Element will include Action 5.7f to establish an Inclusionary Housing Ordinance. The Inclusionary Housing Ordinance is anticipated to be completed in 2023 (Action 5.7f). Additionally, the Town’s Housing Element will include Action 9.2a to establish an Affordable Housing Overlay District to further incentivize the inclusion of below market rate units in new housing development.

Table 4.7: Inclusionary Housing Requirements in Marin County Jurisdiction Minimum
Project Size Percent Required
Corte Madera 2 units
2-10 units: Can either restrict 10% of the total development for very low-income households and pay a 10% in-lieu fee, or restrict 15% of the total development for low- income households and pay a 5% in-lieu fee. 11-29 units: Can either restrict 10% of the total development for very low-income households and pay a 10% of all proposed units for moderate-income housing or restrict 15% of the total development for low-income households and 5% of the total development for moderate-income households <30 Units: Can restrict 15% of the total development for very low-income housing and pay a 5% in lieu fee or restrict 10% of the total development for very low-income households, 5% of the total development for lowincome households, and 5% of the total development for moderate-income households Larkspur 05-14 units 5-14 units: 15% of the total development must be restricted for lower-income households. 15+ units: 20% of the total development must be restricted for lower-income households.

Marin County 1 unit
Single-family homes with more than 2,000 square feet of conditioned floor area, and teardowns or major remodels of single-family homes that result in over 500 square feet of new space where the new total conditioned floor area is greater than 2,000 square feet: Must pay an affordable housing impact fee of $6.69 per square foot for projects with conditioned floor area less than 3,000 square feet and $14.20 per square foot for projects with more than 3,000 square feet.

Multifamily housing (including condominiums, single-family conversions10, and subdivisions with a proposed development of one or more new dwellings) require 20% of the total development be restricted for lower-income households (in-lieu fee for below 0.5 unit) for projects proposing 2 + new units or lots
Mill Valley 2 2-9 units: Must pay an in-lieu fee for the creation of affordable housing.

Novato 3
Dependent on number of units. At a minimum, projects providing 3-6 units must restrict 10% of all proposed units for lower-income households or pay an in-lieu fee. At a maximum, projects providing 20 or more units must restrict 20% of the total development for lower-income households.

San Rafael 2
2-15 units: Must restrict 10% of the total development for lower-income households. 15+ units: Must restrict 15% of the total development for lower-income households. 21+ units: Must restrict 20% of the total development for lower-income households.

Sausalito Multifamily and mixed-use projects of 4+ units 4+ units: Must restrict 15% of the total development for lower-income households. Qualifying projects must provide at least one income-restricted unit.

Tiburon N/A
3-6 units: Must contribute pro rata funds to the Town's in-lieu housing fund 7-12 lots or units: 10% of the total development must be designated for special needs households; 5% of all units must be handicapped accessible ; and15% of the total development must be designated as affordable units 10 A single-family home conversion to multi-family residential, typically as a duplex or fourplex.

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Density Bonus Ordinance
The Town’s Density Bonus Ordinance incentivizes developers who comply with California Government Code Sections 65915 through 65918 (the State Density Bonus Law) to include a portion of the developments overall units to be affordable housing. The Density Bonus Ordinance establishes the standards and procedures for granting density bonuses for housing developments that comply with the Ordinance requirements. The Town’s Density Bonus implement the regulations of the State's Density Bonus Law. Applicants must fill out an application to request a State Density Bonus and indicate the manner to which the applicant will satisfy affordability requirements for the housing units proposed for a density bonus, a description of any requested incentives, concessions, or modifications to development standards, and the development must acknowledge that the project will be subject to a condition of approval and deed restriction to retain affordability of the affordable unit(s) for at least 55 years. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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5 HOUSING

RESOURCES
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Housing Resources
The extent to which San Anselmo can achieve its Housing Element policies, programs, and actions is due in part to the availability of financial resources for implementation. There are a variety of potential funding sources available for housing activities in San Anselmo. Due to the high costs of housing development and preservation and limitations on both the amount and uses of funds, a variety of funding sources may be required to support housing activities. A summary of major funding sources available to carry out housing activities in San Anselmo is listed below. Funding sources are divided into three categories: federal, state, and local (County and Town) resources.

Federal Programs
Low Income Housing Tax Credit
The federal Low-income Housing Tax Credit (LIHTC) program is the principal source of federal funding for the construction and rehabilitation of affordable rental homes. The tax credits provide a dollar-for-dollar credit against federal tax liability. Although the LIHTC is a federal program, it is administered principally through the California Tax Credit Allocation Committee (CTCAC), overseen and based within California’s State Treasurer Office,
Community Development Block Grant (CDBG)
The CDBG Program provides funds for new construction, housing acquisition, housing programs, housing rehabilitation, public services, community facilities, economic development, and public works. CDBG activities are initiated and developed at the local level and are based on a community’s needs.

HOME Investment Partnership Programs (HOME)
The HOME Program provides formula grants to cities, counties, and states for building, buying, and/or rehabilitating affordable housing for rent or homeownership or providing direct rental assistance to low-income households.

Section 811
HUD provides funding towards the development and subsidizing supportive rental housing for very low- and extremely low-income adults with dis- abilities. This allows persons with disabilities to live as independently as possible through affordable housing and the appropriate supportive services.

Section 202
HUD provides grants to non-profit developers of supportive housing for very low-income seniors and provides rent subsidies to help make housing projects affordable.

Mortgage Credit Certificate
The Mortgage Credit Certificate program makes federal income tax credits available to low-income first-time homebuyers to purchase housing.

The County makes certificates available through participating lenders. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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State Programs
CalHome Program
The CalHome program supports existing low- and very low-income households to become or remain homeowners. The program provides grants and/or loans to fund local public agencies, nonprofit corporations, and Federally Recognized and Special Government entities for first-time home-buyer mortgage assistance, owner-occupied rehabilitation assistance, technical assistance for self-help housing projects, technical assistance for shared housing programs, accessory dwelling unit/junior accessory dwelling unit assistance, and homeownership development project loans.

Infill Incentive Grant (IIG) Program
The IIG Program provides funding for capital improvement projects necessary to facilitate the development of a Qualifying Infill Project or a Qualifying Infill Area.

Local Housing Trust Fund Program (LHTF)
The LHTF program helps finance local and regional housing trust funds dedicated to the creation, rehabilitation, or preservation of affordable housing, transitional housing, and emergency shelters. The program provides matching grants (dollar-for-dollar) to LHTFs that are funded on an ongoing basis from private contributions or public sources that are not otherwise restricted in use for housing programs approved activities include loans for multifamily rental housing projects with units restricted for at least 55 years. No more than 20 percent of each allocation may assist moderate-income households, and at least 30 percent of each allocation must assist extremely low-income households.

Multifamily Housing Program (MHP)
The purpose of the MHP is to provide loans to individuals, public agencies, or private entities for the development, rehabilitation, preservation, and/or acquisition of permanent and transitional rental housing, and the conversion of nonresidential structures to rental housing, for lower income households. Projects are not eligible if construction has commenced as of the application date, or if they are receiving 9 percent federal low-income housing tax credits. Eligible applicants (including local public entities, for-profit and nonprofit corporations, limited equity housing cooperatives, individuals, Indian reservations and Rancherias, and limited partnerships) must have successfully developed at least one affordable housing project.

SB 2/LEAP Grants
SB 2 funds are available as planning grants to local jurisdictions to increase the supply of affordable housing. For the second year and onward, 70 percent of the funding will be allocated to local governments for affordable housing purposes. A large portion of year two allocations will be distributed using the same formula used to allocate federal Community Development Block Grants (CDBG).

CalHFA Homebuyer’s Down Payment Assistance Program
The CalHFA Homebuyer’s Down Payment Assistance Program provides affordable loans of up to three percent of sales price to first- time homebuyers. The program operates through participating lenders who originate loans for CalHFA. Funds are available upon request to qualified borrowers.

Affordable Housing and Sustainable Communities Program (AHSC) The AHSC Program provides funding through the Greenhouse Gas Reduction Fund (GGRF), an account established to receive cap-and-trade auction proceeds, for land-use, housing, transportation, and land preservation projects. The fund must support projects that encourage infill and compact development that reduce greenhouse gas emissions.

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Golden State Acquisition Fund (GSAF)
GSAF lenders provide affordable housing developers with access to flexible acquisition capital for the development and preservation of affordable housing throughout California.

Benefits are aimed to serve projects in California with 100 percent of the units reserved for households at or below 60 percent of the area median income for rental units or households at or below 80 percent AMI for homeownership. For mixed-use and mixed income projects, no less than 75 percent of total square footage must be developed as affordable housing (at or below 60 percent AMI).

Permanent Local Housing Allocation (PLHA)
The PLHA provides funding to local governments in California for housing-related projects and programs that help address the unmet housing needs of their local communities.

Project Homekey
Project Homekey provides grants to state, regional, and local public entities to develop a broad range of housing types including, but not limited to, hotels, motels, hostels, single-family homes, multifamily apartments, adult residential facilities, and manufactured housing, and to convert commercial properties and other existing buildings to permanent or interim housing for people experiencing homelessness.

Local Programs
Marin County Affordable Housing Fund
The Marin County Affordable Housing Fund provides a local funding source for financial and technical assistance to help affordable housing developers produce and preserve affordable housing. The fund was created to increase the stock of permanently affordable housing units in the county.

Marin Housing Authority (MHA) Below Market Rate (BMR) Home Ownership Program The BMR Home Ownership program, administered by MHA, provides low- and moderate-income first-time homebuyers with the opportunity to purchase specified condominium units in Marin County at below market value. MHA administers the sale of newly constructed units as well as previously owned units being offered for resale. There are approximately 340 homes in the program located throughout Marin County.

Housing Choice Voucher Program (formerly Section 8)
The Housing Choice Voucher Program provides rental assistance payments to owners of private market rate units on behalf of low-income (50 percent Median Family Income) tenants. The program is administered by MHA.

Housing Opportunities for People with AIDS Program (HOPWA) HOPWA provides rental assistance to individuals and families where a family member is HIV+ or has AIDS. HOPWA program participants lease privately-owned apartments and receive a rental subsidy based on their income level and family composition. MHA has designed this program to be flexible and client-friendly, prioritizing participant confidentiality. Program participants are also directed to community case management resources.

Shelter Plus Care Program
Shelter Plus Care provides rental assistance and supportive services on a long-term basis to individuals and families experiencing homelessness when the head of household has a serious mental illness (and may also have other disabilities). Shelter Plus Care participants lease privately-owned apartments and pay 30 percent of their income towards rent. MHA pays the remainder of the rent up to the maximum allowed by federal guidelines.

Participants also receive intensive support from MHA caseworkers and from a coalition of community-based service providers to assist them in remaining successfully housed. This program is made possible through close collaboration with Marin County Community Mental Health Services. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Opportunities for Energy Conservation
Conventional building construction, use, and demolition - along with building material manufacturing- impose impacts on our environment. In the United States, the building industry accounts for a substantial portion of electricity consumption, greenhouse gas emissions, landfill waste, raw materials use, and potable water consumption1.

Many local building standards already consider energy and stormwater issues, and many jurisdictions have programs related to energy, recycling, water conservation, stormwater management, land use, and public health. The Town of San Anselmo adopted a Climate Action Plan in 2019 that sets forth policies and action to encourage energy-efficient buildings, promote the use of renewable energy sources, encourage less dependence on cars, promote water and resource conservation, reduce waste, and promote carbon sequestration strategies. One of the plan’s objectives is to create buildings that minimize the use of natural resources, are healthier and more comfortable for people, and reduce harm to the environment.

The Town administers Title 24 of the California Code of Regulations which sets forth mandatory construction standards for development. The homebuilding industry must comply with these standards while localities are responsible for enforcing the regulations. In 2011, the State added the Green Building Standards Code (CALGreen) to Title 24. Revised in 2021, the CALGreen code regulates new, remodeled, and expanded residential and non-residential buildings and requires green building practices for planning and design, energy efficiency, material conservation and resource efficiency, and environmental quality. In addition, SB 350 was signed in 2015 and increases California's renewable electricity procurement goal from 33 percent by 2020 to 50 percent by 2030. This objective will increase the amount of eligible renewables resources, including solar, wind, biomass, geothermal and others that are sold to and used by retail customers per year. SB 350 also requires the state to double statewide energy efficiency savings in electricity and natural gas end uses by 2030.

In response to the California Global Warming Solutions Act of 2006, AB 32 which takes a comprehensive, long-term approach to reduce greenhouse gas (GHG) emissions monumentally, the California Air Resources Board’s (CARB) 2022 Draft Scoping Plan sets a goal for carbon neutrality by 2045, along with encouraging local governments to adopt goals that reduce GHG emissions by 15percent below 1990's levels by 2020, 40 percent below 1990 levels by 2030, and 80 percent below 1990 levels by 2050.

San Anselmo also administers a green building ordinance (Ordinance No. 1168) which requires green building standards beyond the State requirements. The 2022 California Green Building Code will be implemented starting January 1st 2023.

Energy Conservation Programs Offered through Local Utilities San Anselmo promotes energy conservation by advertising utility rebate programs and free energy audits available through Pacific Gas and Electric (PG&E). Lower-income households are also eligible for State-sponsored energy and weatherization programs.

PG&E provides several energy assistance programs for lower income households which help qualified homeowners and renters conserve energy and control electricity costs. These programs include the California Alternate Rates for Energy (CARE) Program and the Relief for Energy Assistance through Community Help (REACH) Program. The CARE program provides a 20 percent monthly discount on gas and electricity rates to income-qualified households, certain non-profit organizations, agricultural employee housing, emergency shelters, hospices, and other qualified non-profit group living facilities.

The REACH Program provides one-time energy assistance to customers who are at risk of losing their energy services due to an unforeseen or uncontrollable hardship. The intent of REACH is to assist low-income customers, particularly seniors, people with disabilities, people who have fallen ill, lower-income households, and unemployed individuals, who are unable to pay for their necessary energy needs.

Marin Clean Energy (MCE) is a public, not-for-profit local electricity provider that also promotes energy conservation and sustainability. MCE purchases power from clean, renewable sources, including solar, wind, geothermal, and bioenergy, and PG&E delivers it to a customer’s home or business through the PG&E distribution system and wires. MCE provides an option for customers to purchase electricity that comes from 100 percent renewable energy sources. MCE also pays premium rates to purchase excess electricity created by solar energy systems installed at customers’ homes and businesses and rolls credits over every month. 1 Information sourced from “Buildings and Climate Change”, Neil Hirst 2013 San Anselmo Housing Element | Housing Resources
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Conservation Rebates
PG&E offers a wide range of rebates for energy-efficient equipment and appliances including furnaces, duct sealing, whole house fans, air handler systems, swimming pool pumps and motors, water heaters, cool roofs, insulation, room air conditioners, clothes washers, dishwashers, computer monitors, energy-efficient lighting, and recycling of refrigerators, freezers, and room air conditioners. The Marin Municipal Water District (MMWD) also provides a variety of rebates for high-efficiency toilets, clothes washers, and water-conserving landscape practices. Both organizations promote their rebate programs through customer mailings, company websites, and point-of-sale information.

Rehabilitation Loans
MHA provides low-interest residential rehabilitation loans to very low-income homeowners to make basic repairs and improvements, correct substandard conditions, and eliminate health and safety hazards. Funds can also be used to include energy efficiency improvements.

Marin County Energy Watch (MCEW) Partnership
The MCEW brings together four elements to provide energy efficiency services and resources to single and multifamily residential units; small, medium and large commercial businesses; and public agencies and schools in Marin County as described:
• The Marin Energy Management Team (MEMT) acts as “energy manager” for public sector agencies including local governments, school districts and special districts, and specifically addresses the difficulty of reaching smaller public sector institutions. Services include audits, technical assistance, engineering, assistance in financing and obtaining incentives, specifying and managing projects, energy accounting and reporting, procurement, peer meetings and training workshops. MEMT also integrates other state, utility, and private energy efficiency programs, filling resource gaps, and addressing specific barriers as needed to provide as comprehensive and seamless a delivery of services as possible. • Smart Lights is designed to help small businesses become more energy efficient. The program offers free start-to-finish technical assistance and instant rebates to help defray the cost of upgrading and/or repairing existing equipment. Smart Lights can help with comprehensive lighting retrofits, refrigeration tune-ups, controls, and seals replacement, replacement of hot water heaters, and referrals to appropriate HVAC programs.
• California Youth Energy Services (CYES) provides no-cost green house calls to homeowners and renters, regardless of income level. Professionally trained staff provide energy assessments and install free energy and water-saving equipment. CYES serves single-family dwellings, duplexes, and multifamily units.

Energy Upgrade California
Energy Upgrade California is an energy-efficiency program that provides rebates and resources to upgrade single-family and two-to-four- unit dwellings to save energy and water.

In addition to energy conservation programs and establishing programs that address new construction, decreasing each resident’s average daily vehicle miles travelled, which can be exacerbated by long commutes, is one of the most effective strategies to help reduce climate change impacts. Jurisdictions in Marin County can support this effort by promoting land use patterns that locate new development near jobs, transit, and services. The programs contained in the San Anselmo Housing Element focus new development in existing areas, promote land use and conservation strategies to address energy conservation and climate change, enact new initiatives to foster the community’s environmental sustainability, and provide energy conservation programs through the distribution of educational materials to homeowners and builders on an annual basis. In order to facilitate these actions, programs 2.1 and 2.2 offer outreach methods that will ensure the public is informed of the many strategies for increasing energy conservation at home. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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HOUSING
6 OPPORTUNITIES
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Housing Opportunities
Regional Housing Needs Allocation
The Town of San Anselmo’s 6th cycle Regional Housing Needs Allocation (RHNA) is 883 net new units distributed over four income categories, as assigned by the Association of Bay Area Governments (ABAG). The unit count and income assignments are based on the regional assignment methodology developed by ABAG for the 6th RHNA Cycle. The Town’s total allocation and unit count breakout by income level is detailed in Table

6.1. Table 6.1: RHNA 6 Allocation Table
Income Level RHNA 6 Allocation
Very Low-Income (0-50% AMI) 253
Low-Income (51-79% AMI) 145
Moderate-Income (80-119% AMI) 121
Above Moderate-Income (120% AMI+) 314
Total 833
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Pipeline Projects
Housing Element law allows jurisdictions to count pipeline projects, or units constructed or under construction between the base year of the RHNA period (January 2022) and the beginning of the new planning period (January 2023), towards the RHNA. The following projects are under construction or have been approved:

Table 6.2: Pipeline Projects
Property Address Total Number of Units Income Level of Units Status 729 SFD 1 1 Above Moderate Approved by Planning Commission 1215 San Anselmo 1 1 Above Moderate Approved by Planning Commission Vacant Lot - Sturdivant 1 1 Above Moderate Approved by Planning Commission 61 Hillside 1 1 Above Moderate Approved by Planning Commission 63 Hillside 1 1 Above Moderate Approved by Planning Commission 1 Saunders 1 1 Above Moderate Approved by Planning Commission 21 Santa Barbara, Unit A 1 1 Very Low Building Permit Issued 40 Sir Francis Drake, Unit A 1 1 Very Low Building Permit Pending 1 The Alameda Knolls, Unit A 1 1 Very Low Building Permit Pending 344 Oak Avenue, Unit A 1 1 Very Low Building Permit Pending 55 Avenue Del Norte, Unit A 1 1 Very Low Building Permit Pending 101 Cedar Street, Unit A 1 1 Very Low Building Permit Issued 112 Crescent Road, Unit A 1 1 Very Low Building Permit Issued 22 Belle Ave 1 1 Very Low Building Permit Issued
3 Ray Court, Unit A 1 1 Very Low Building Permit Issued 9 Tomahawk Drive, Unit A 1 1 Low Building Permit Issued 15 Oak Springs Drive, Unit A 1 1 Low Building Permit Issued 20 Karl Ave, Unit A 1 1 Low Building Permit Issued
11 Hooper Lane, Unit A 1 1 Low Building Permit Issued
100 Berkely Ave 1 1 Low Building Permit Issued
49 Cedar 1 1 Low Building Permit Pending
600 Red Hill 18 2 Very Low; 16 Above Moderate Building Permit Pending 65 Lincoln Park 1 1 Low Building Permit Pending
43 Indian Rock 1 1 Low Building Permit Pending
72 Oak Knoll Ave 1 1 Low Building Permit Issued
55 Avenue Del Norte 1 1 Moderate Building Permit Issued 78 Longwood Dr 1 1 Moderate Building Permit Issued
16 Broadmoor Ave 1 1 Moderate Building Permit Issued
268 Brookeside Dr 1 1 Moderate Building Permit Issued
24 Ross Valley Dr 1 1 Moderate Building Permit Pending
151 Los Angeles Blvd 1 1 Moderate Building Permit Pending 10 Humboldt Ave 1 1 Moderate Building Permit Pending
53 Canyon Rd 1 1 Moderate Building Permit Pending
88 Crooked Ave 1 1 Moderate Building Permit Pending
16 Berkeley Ave 1 1 Above Moderate Building Permit Issued 316 Greenfield Ave 1 1 Above Moderate Building Permit Pending 6 Spruce Ave 1 1 Above Moderate Building Permit Pending Total 54 11 Very Low; 9 Low; 9 Moderate; 9 Above Moderate San Anselmo Housing Element | Housing Opportunities
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After accounting for the pipeline projects, the remaining RHNA units are as detailed in Table 6.3 below.

Accessory Dwelling Units
The Town of San Anselmo has a consistent track record of supporting and encouraging accessory dwelling unit (ADU) development. In response to changes in State housing law, the Town has seen an increase in ADU applications over the last eight years. The Town’s ADU permits issued by year during the 5th cycle planning period are displayed in Table 6.4.

In the summer of 2022, the Town distributed an ADU questionnaire to residents to better understand what process improvements and development standard amendments could be made to further encourage ADU development. A summary of the results of this questionnaire can be found in Appendix A of the Housing Element. The Town already implements a successful ADU program and receives significant homeowner interest and construction resulting from current community education and outreach. The Town plans to further expand community outreach efforts and education to promote increased ADU development. The Housing Element includes Policy 6 to promote several ADU related programs and actions related to the construction and affordability of ADUs.

Table 6.3: RHNA 6 Less Pipeline Projects Delta Table
Income Level RHNA 6
Allocation Pipeline Projects RHNA 6 Less Pipeline Projects Very Low-Income (0-50% AMI) 253 11 242
Low-Income (51-79% AMI) 145 9 136
Moderate-Income (80-119% AMI) 121 4 117
Above Moderate-Income (120% AMI+) 314 19 295
Total 833 43 790
Table 6.4: ADU Building
Permits Issued by Year
2014 1
2015 5 (applications)
2016 5 (applications)
2017 10 (applications)
2018 6
2019 9
2020 22 (applications)
2021 24
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RHNA 6 ADU “Safe Harbor” Methodology
The California Department of Housing and Community Development (HCD) and the Association of Bay Area Governments (ABAG) provide general direction regarding a “safe harbor” methodology that jurisdictions can use to estimate the number of ADUs likely to develop during the 6th cycle planning period and guidance on distribution of those units across the four income categories. This “safe harbor” methodology recommends that jurisdictions:

1. Determine the average number of ADUs permitted in the last three years.

2. Multiply that average by the eight years in the RHNA cycle to determine the estimated 8-year total.

3. Distribute the ADUs amongst the four income categories based on the methodology established by ABAG in their “Using ADUs to Satisfy RHNA” technical memo, which distributes projected units by percent as detailed below:
◦ Very Low-Income: 30%
◦ Low-Income: 30%
◦ Moderate-Income: 30%
◦ Above Moderate-Income: 10%
Using this methodology, the Town of San Anselmo projects a total of 160 ADUs will be built during RHNA 6th cycle. The 160 ADUs are distributed by income categories as detailed in Table 6.5.

After accounting for the pipeline projects and projected ADUs, the remaining RHNA units are displayed in Table 6.6 below.

Table 6.5: ADU Income Category Distribution Table
Income Level Projected ADUs
Very Low-Income (0-50% AMI) 48
Low-Income (51-79% AMI) 48
Moderate-Income (80-119% AMI) 48
Above Moderate-Income (120% AMI+) 16
Total 160
Table 6.6: RHNA 6 Less Pipeline Projects and ADUs Delta Table Income Level RHNA 6 Less Pipeline
Projects Projected ADUs RHNA 6 Less Pipeline Projects and ADUs Very Low-Income (0-50% AMI) 242 48 194
Low-Income (51-79% AMI) 136 48 88
Moderate-Income (80-119% AMI) 117 48 69
Above Moderate-Income (120% AMI+) 295 16 279
Total 790 160 630
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20 Percent No Net Loss Buffer
The Town has accounted for a “no net loss” buffer (Government Code Section 65863), which provides housing sites to accommodate more units than required by the RHNA, to ensure development opportunities remain available throughout the planning period to accommodate San Anselmo’s 6th cycle RHNA, especially for lower- and moderate- income households. A summary of "no net loss" requirements is listed below:
• A jurisdiction must maintain adequate sites to accommodate the remaining unmet RHNA by each income category at all times throughout the entire planning period.
• A jurisdiction may not take any action to reduce a parcel’s residential density unless it makes findings that the remaining sites identified in the Housing Element sites inventory can accommodate the jurisdiction’s remaining unmet RHNA by each income category, or if it identifies additional sites so that there is no net loss of residential unit capacity. • If a jurisdiction approves development of a parcel identified in the Housing Element sites inventory with fewer units than shown in the Housing Element, it must either make findings that the Housing Element’s remaining sites have sufficient capacity to accommodate the remaining unmet RHNA by each income level or identify and make available sufficient sites to accommodate the remaining unmet RHNA for each income category.
• A jurisdiction may not disapprove a housing project on the basis that approval of the development would trigger the identification or zoning of additional adequate sites to accommodate the remaining RHNA.

After accounting for pipeline projects and projected ADUs, the Town must plan for the remaining 630 units allocated to the local RHNA. The Town of San Anselmo has calculated and added a 20 percent “no net loss” buffer onto the remaining RHNA units. With the 20 percent “no net loss” buffer of 126 units, the Town must plan for 756 total units in the 6th cycle planning period, as shown in the table below.

Table 6.7: RHNA 6 Less Pipeline Projects and ADUs Plus 20% "No Net Loss" Delta Table Income Level RHNA 6 Less Pipeline
Projects and ADUs
20 Percent "No Net Loss"
Buffer
RHNA 6 Less Pipeline
Projects and ADUs Plus
20 Percent "No Net Loss"
Buffer
Very Low-Income (0-50% AMI) 194 38.8 232.8
Low-Income (51-79% AMI) 88 17.6 105.6
Moderate-Income (80-119% AMI) 69 13.8 82.8
Above Moderate-Income (120% AMI+) 279 55.8 334.8
Total 630 126 756
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Housing Opportunity Sites Inventory
In order to plan for the remaining 756 housing units needed to meet San Anselmo’s 6th cycle RHNA and 20 percent “no net loss” buffer obligation, housing opportunity sites have been identified throughout the community. The Map Book included in Appendix B of this Housing Element identifies each parcel included in the inventory and associated information regarding current zoning, existing land use, vacancy, general plan land use, inclusion in past cycles, acreage, proposed density, realistic capacity, existing units, and net new units. The following process was utilized to identify and vet housing opportunity sites.

1. Preliminary housing opportunity sites were identified by Town Staff.

2. Staff-identified sites were brought to the HEAC for review during HEAC Meeting 2 for initial consideration.

3. Staff-identified sites were brought to the public at a virtual workshop for consideration.

4. Staff-identified sites were refined based on feedback from the HEAC and the public. For example, staff-identified sites in the R-1-H and R-1-C zoning districts were eliminated based on community concerns regarding environmental degradation, slope topography and instability, and wildfire hazard.

5. The refined sites were brought back to the HEAC for further consideration and revision.

6. An objective sites inventory analysis was conducted to determine whether the revised sites were appropriate for new housing, balancing a myriad of factors as detailed in the Sites Inventory Analysis subsection later in this section of the Housing Element.

7. The results of the sites inventory analysis were presented to the HEAC at HEAC Meeting 4 for further review and refinement. Zoning Code amendments needed to accommodate the proposed density on the identified housing opportunity sites were also presented to and discussed by the HEAC. The HEAC recommended the sites to the Town Council.

8. The Town Council considered the sites and made a motion to move forward with all sites with the exception of the dog park site and the Wade Thomas school site.

9. Town Staff conducted meetings with the local schools to discuss the potential of housing on the underutilized areas of the Town Council-approved housing opportunity sites. Based on the feedback received from these meetings, the remaining school sites were removed from the list of housing opportunity sites.

10.To make up for the deficit from eliminating the school sites, Town Staff reached out to Side by Side, a local nonprofit organization and major property owner in the community to determine whether they were still interested in constructing affordable housing on a portion of their site. Side by Side had originally proposed affordable housing be constructed on a portion of their site in RHNA 5th cycle but were met with barriers to development approval at that time. Side by Side expressed interest in development if the Town worked to eliminate the barriers to development approval that Side by Side had previously faced. Policy 5 of the Housing Element and the corresponding programs and actions will help to eliminate barriers to development.

11.The updated housing opportunity sites were brought to the HEAC for final review and consideration at HEAC Meeting 5. 170
Housing Opportunity Sites Inventory Analysis
Methodology in Identifying Sites
To supplement the local knowledge of Town Staff, the HEAC, elected and appointed officials, and the public, an objective sites inventory analysis was conducted to further understand whether identified sites have the potential to accommodate additional housing. The process of developing the Housing Opportunity Sites Inventory involved identifying and eliminating sites with constraints to development. Properties that were impacted by various environmental constraints or hazards were excluded from the analysis. A weighted suitability model was used to evaluate multiple criteria influencing the likelihood of development on a parcel-by-parcel basis. Each property was assigned a total weighted score; higher scores indicate a greater likelihood of development during the 6th cycle planning period. The following factors were included in scoring criteria:
• Current Zoning. The Town allows a variety residential development types and densities by right in residential districts and as a conditional use in commercial districts. Zoning districts were scored based on the allowed residential density and whether residential uses are allowed by-right or as a conditional use.
• General Plan Land Use. General Plan land uses were scored based on the residential densities supported by each category. • Lot Acreage. Based on HCD’s guidelines for sites suitable for affordable housing development, lots that are between half-an-acre and ten acres were scored higher compared to smaller or larger sites. • Vacancy. Lots were scored based on presence of any physical building or structure on them. This does not take into consideration potentially underutilized or vacant buildings/structures on lots that could be abandoned. • Residual Lot Coverage. Lots were scored based on how much land area is available to accommodate additional development. • Fire Hazard or Severity Zones. Lots were scored based on location within a Fire Hazard Severity Zone and the severity of the Fire Hazard Severity Zone.
• Slope. The lots were scored based on the average slope of the property, which would determine financial and structural feasibility of future development.

Realistic Capacity Assumptions
To calculate the realistic capacity for each site, a typical density of 70 percent of the maximum dwelling units per acre was assumed. This considers r ecent development trends and the typical percentage of land area that is dedicated to parking, hallways, utilities, and other non-dwelling unit spaces. The Town has approved two projects on land zoned to allow multi-family uses within the 5th cycle planning period, as described below:
• The property at 600 Red Hill Road is zoned R-2/PPD/SPD and approximately 1.61 acres in size. The allowable maximum density for the project, given the lot size and zoning, was 21 units. The project was approved in 2021 to allow 28 units (including 7 density bonus units). which is 100 percent of the maximum allowed density on the site without consideration of the density bonus units. With density bonus units included, the property developed at 141 percent of the maximum allowed density on the site. • The parcel at 1 Lincoln Park is zoned C-3 and approximately 0.63 acres in size. The allowable maximum density for the project, given the lot size and zoning, was 12 units. The project was approved in 2016 to allow 16 units (including 4 density bonus units), which is 100 percent of the maximum allowed density on the site without consideration of the density bonus units. With density bonus units included, the property developed at 127 percent of the maximum allowed density on the site.

Since the Town plans to establish a minimum density of 30 dwelling units per acre in the C-L and C-3 districts (Actions 5.7c and 5.7d), the realistic capacity assumptions utilized are conservative given recent development trends in San Anselmo. 171
Suitability of Non-Vacant and Underutilized Sites
San Anselmo has little remaining vacant land zoned for development, and existing vacant sites in the community are severely constrained by the wildland urban interface, high Fire Hazard Severity Zones, and other environmental factors. As such, the Housing Opportunity Sites Inventory is comprised largely of non-vacant sites. The majority of the identified non-vacant sites are underutilized properties with significant opportunity for redevelopment, especially when the proposed Zoning Code amendments are factored into the equation (Policy 5).

Most non-vacant opportunity sites in San Anselmo are underutilized and currently developed with surface parking and/or commercial buildings.

The existing uses on these sites would not preclude redevelopment, as the existing uses provide marginal economic viability and the structures are at or near the end of their useful life. Additionally, the declining trend of brick-and-mortar retail coupled with changes induced by the COVID-19 pandemic have substantially impacted the viability of many commercial uses in San Anselmo. Properties with commercial and other low-intensity uses in the region are being converted into multifamily or residential mixed-use projects as a result of the strong demand for housing and the lack of vacant land.

The Town has also received feedback from several owners of the identified housing opportunity sites indicating that the proposed Zoning Code amendments (Policy 5) would encourage them to redevelop their properties with housing, further cementing the Town’s confidence that development will occur at the planned densities during the 6th cycle planning period. 172
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AFFIRMITIVELY
7 FURTHERING

FAIR HOUSING
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Affirmatively Furthering Fair Housing
Introduction and Overview of AB 686
Assembly Bill 686 passed in 2017 requires the inclusion in the Housing Element an analysis of barriers that restrict access to opportunity1 and a commitment to specific meaningful actions to affirmatively further fair housing2. AB 686 mandates that local governments identify meaningful goals to address the impacts of systemic issues such as residential segregation, housing cost burden, and unequal educational or employment opportunities to the extent these issues create and/or perpetuate discrimination against protected classes3. In addition, it:
• Requires the state, cities, counties, and public housing authorities to administer their programs and activities related to housing and community development in a way that affirmatively furthers fair housing • Prohibits the state, cities, counties, and public housing authorities from taking actions materially inconsistent with their AFFH obligation • Requires that the AFFH obligation be interpreted consistent with HUD’s 2015 regulation, regardless of federal action regarding the regulation • Adds an AFFH analysis to the Housing Element (an existing planning process that California cities and counties must complete) for plans that are due beginning in 2021.
• Includes in the Housing Element’s AFFH analysis a required examination of issues such as segregation and resident displacement, as well as the required identification of fair housing goals
The Bill added an assessment of fair housing to the Housing Element which includes the following components: a summary of fair housing issues and assessment of the Town’s fair housing enforcement and outreach capacity; an analysis of segregation patterns and disparities in access to opportunities, an assessment of contributing factors, and an identification of fair housing goals and actions.

Analysis Requirements
An assessment of fair housing must consider the elements and factors that cause, increase, contribute to, maintain, or perpetuate segregation, racially or ethnically concentrated areas of poverty, significant disparities in access to opportunity, and disproportionate housing needs.2 The analysis must address patterns at a regional and local level and trends in patterns over time. This analysis should compare the locality at a county level or even broader regional level such as a Council of Government, where appropriate, for the purposes of promoting more inclusive communities.

For the purposes of this AFFH, “Regional Trends” describe trends the Bay Area (the members of ABAG) when data is available in the Data Needs Package as well as it could be gathered from the U.S. Census and trends within the boundaries of Marin County. “Local Trends” describe trends specific to the Town of San Anselmo.
1 While Californian’s Department of Housing and Community Development (HCD) do not provide a definition of opportunity, opportunity usually related to the access to resources and improve quality of life. HCD and the California Tax Credit Allocation Committee (TCAC) have created Opportunity Maps to visualize place-based characteristics linked to critical life outcomes, such as educational attainment, earnings from employment, and economic mobility 2 Gov. Code, §§ 65583, subds. (c)(10)(A), (c)(10)(B), 8899.50, subds. (a), (b), (c); see also AFFH Final Rule and Commentary (AFFH Rule), 80 Fed. Reg. 42271, 42274, 42282-42283, 42322, 42323, 42336, 42339, 42353-42360, esp. 42355-42356 (July 16, 2015). See also 24 C.F.R. §§ 5.150, 5.154(b)(2) (2016). 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Sources of Information
The Town used a variety of data sources for the assessment of fair housing at the regional and local level. These include:
• Housing Needs Data Packets prepared by the Association of Bay Area Governments (ABAG), which rely on 2015-2019 American Community Survey (ACS) data by the U.S. Census Bureau for most characteristics ◦ Note: The ABAG Data Packets also referenced the U.S. Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS) reports (based on the 2013-2017 ACS) • U.S. Census Bureau’s Decennial Census (referred to as “Census”) and American Community Survey (ACS) • Marin County Analysis of Impediments to Fair Housing Choice in January 2020 (2020 AI). • Local Knowledge
Some of these sources provide data on the same topic, but the resulting data differs due to different methodologies. For example, the decennial Census and ACS report slightly different estimates for the total population, number of households, number of housing units, and household size.

The ACS provides estimates based on a small survey of the population taken over the course of the whole year.5 Since the survey size and seasonal population shifts, some information provided by the ACS is less reliable. For this reason, the readers should keep in mind the potential for data errors when drawing conclusions based on the ACS data used in this chapter. The information included provides an indication of possible trends. The analysis makes comparisons between data from the same source during the same time periods, using the ABAG Data Package as the primary source since ABAG has provided data at different geographical levels for the required comparisons. As such, even though more recent ACS data may be available, 2015-2019 ACS reports are cited more frequently (and 2013-2017 for CHAS data).

The Town also used findings and data from the 2020 Marin County Analysis of Impediments to Fair Housing Choice (2020 AI), which includes a variety of locally available information, such as surveys, local history, and events that have historically or currently affect fair housing choice. The Town also sourced regional findings and data from HCD’s 2020 Analysis of Impediments to Fair Housing Choice.

In addition, HCD has developed a statewide AFFH Data Viewer. The AFFH Data Viewer consists of map data layers from various data sources and provides options for addressing each of the components within the full scope of the assessment of fair housing. The data source and time frame used in the AFFH mapping tools may differ from the ACS data in the ABAG package. Time frames across data sources may differ by a few years when data from the same year was not available . As explained earlier, assessments aremost useful when indicating possible trends.

For simplicity, this analysis will refer to various sections of the county as North Marin, West Marin, Central Marin, and Southern Marin. San Anselmo is part of Central Marin. These designations are shown in Figure 7.1 and include the following communities and jurisdictions:
• North Marin: Black Point-Green Point, Novato, Lucas Valley-Marinwood • West Marin: Dillon Beach, Tomales, Inverness, Point Reyes Station, Nicasio, Lagunitas-Forest Knolls, San Geronimo, Woodacre, Bolinas, Stinson Beach, Muir Beach
• Central Marin: Sleepy Hollow, Fairfax, San Anselmo, Ross, Santa Venetia, San Rafael, Kentfield, Larkspur, Corte Madera • Southern Marin: Mill Valley, Tiburon, Strawberry, Tamalpais-Homestead Valley, Marin City, Belvedere, Sausalito San Anselmo Housing Element | Affirmatively Furthering Fair Housing Prepared by Houseal Lavigne
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Figure 7.1: Marin County Communities
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Assessment of Fair Housing Issues
Fair Housing Enforcement and Outreach
Fair housing enforcement and outreach capacity relates to the ability of a locality and fair housing entities to disseminate information related to fair housing and provide outreach and education to assure community members are aware of fair housing laws and rights. In addition, enforcement and outreach capacity includes the ability to address compliance with fair housing laws, such as investigating complaints, obtaining remedies, and engaging in fair housing testing The Fair Housing Advocates of Northern California (FHANC) provides fair housing services, including fair housing counseling, complaint investigation, and discrimination complaint assistance, to Marin County residents. FHANC is a non-profit agency whose mission is to actively support and promote fair housing through education and advocacy. FHANC also provides fair housing workshops in English and Spanish. Workshops educate tenants on fair housing law and include information on discriminatory practices, protections for immigrants, people with disabilities, and families with children, occupancy standards, and landlord-tenant laws. FHANC also provides educational workshops on home buying and affordable homeownership. FHANC hosts a fair housing conference in Marin County annually.

The County of Marin works in close partnership with the Fair Housing Advocates of Marin (FHAM) (a division of Fair Housing Advocates of Northern California, FHANC). FHAM is the only HUD-certified Housing Counseling Agency in the county, as well the only fair housing agency with a testing program in the county. Fair Housing Advocates of Marin (FHAM) provides free services to residents protected under federal and state fair housing laws. FHAM helps people address discrimination they have experienced, increasing housing access and opportunity through advocacy as well as requiring housing providers to make changes in discriminatory policies. FHAM provides the following services:

1. Housing counseling for individual tenants and homeowners;

2. Mediations and case investigations;

3. Referral of and representation in complaints to state and federal enforcement agencies;

4. Intervention for people with disabilities requesting reasonable accommodations and modifications;

5. Fair housing training seminars for housing providers, community organizations, and interested individuals;

6. Systemic discrimination investigations;

7. Monitoring Craigslist for discriminatory advertising;

8. Education and outreach activities to members of protected classes on fair housing laws;

9. Affirmatively Furthering Fair Housing (AFFH) training and activities to promote fair housing for local jurisdictions and county programs;

10. Pre-purchase counseling/education for people in protected classes who may be victims of predatory lending; and

11. Foreclosure prevention.

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Fair Housing Enforcement
Regional Trends
The 2020 Analysis of Impediments (AI) presented information on housing discrimination basis for the entire County. Discrimination complaints from both in-place and prospective tenants are filed with FHANC, the Department of Housing and Urban Development (HUD), or the Department of Fair Employment and Housing (DFEH). Complaints filed through HUD/DFEH from 2018-2019, included in the 2020 AI are shown below. More updated FHANC clients (2020-2021) are also included in Table 7.1. A total of 301 housing discrimination complaints were filed with FHANC from 2020 to 2021 and 14 were filed with HUD from 2018 to 2019. Discrimination complaints by protected class are shown in Table 7.1. A majority of complaints, including 78 percent of complaints filed with FHANC and 57 percent of complaints filed with HUD, were related to disability status.

This finding is consistent with federal and state trends. According to the 2020 State AI, 51 percent of housing-related complaints filed with DFEH between 2015 and 2019 were filed under disability claims, making disability the most common basis for a complaint. In addition to the complaints detailed in the table below, FHANC also received four complaints on the basis of age, three on the basis of sex, two on the basis of color, one on the basis of sexual orientation, and one on the basis of marital status. Similarly, state trends show that race and familial status are among the most common basis for discrimination complaints (16 percent and 10 percent, between 2015 and 2019).

A reasonable accommodation, as defined in the 2020 AI, “is a change or modification to a housing rule, policy, practice, or service that will allow a qualified tenant or applicant with a disability to participate fully in a housing program or to use and enjoy a dwelling, including public and common spaces.” The 2020 AI reported that FHANC requested 35 reasonable accommodations for clients with disabilities between 2018 and 2019, 33 of which were approved. County staff also advises clients on reasonable accommodations requests. FHANC also provides funding for the Marin Center for Independent Living (MCIL). Since 2017, FHANC has provided funding for 13 MCIL modifications.

As described earlier, the County works with Fair Housing Advocates of Marin (FHAM) (a division of Fair Housing Advocates of Northern California, FHANC) to provide fair housing services to Marin residents. However, FHAM also provides services across a large service area that includes Marin County, Sonoma County, Santa Rosa, Fairfield, and Vallejo.

Historically, FHAM’s fair housing services have been especially beneficial to Latinos, African Americans, people with disabilities, immigrants, families with children, female-headed households (including survivors of domestic violence and sexual harassment), and senior residents; approximately 90 percent of clients are low-income. FHAM’s education services are also available to members of the housing, lending, and advertising industry. Providing industry professionals with information about their fair housing responsibilities is another means by which FHAM decreases incidences of discrimination and helps to protect the rights of members of protected classes.

Table 7.1: Discrimination Complaints by Protected Class (2018-2021) Protected Class
FHANC (2020-21) HUD/DFEH (2018-19)
Complaints Percent Complaints Percent
Disability 235 78% 8 57%
National Origin 38 13% 4 29%
Race 22 7% 3 21%
Gender 19 6% 2 14%
Familial Status 13 4% 1 7%
Source of Income 28 9% N/A N/A
Total 301 N/A 14 N/A
Sources: Marin County Analysis of Impediments to Fair Housing Choice, 2020; Fair Housing Advocates of Northern California (FHANC), 2020-21. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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From 2017 to 2018, the FHAM served 1,657 clients (tenants, homeowners, social service providers, and advocates), a 22 percent increase from the previous year; provided counseling on 592 fair housing cases (a 26 percent increase), intervened for 89 reasonable accommodations granted (a 33 percent increase) of 97 (a 24 percent increase) requested for people with disabilities; funded eight (8) reasonable modification requests to improve accessibility for people with disabilities; investigated 71 rental properties for discriminatory practices, filed 15 administrative fair housing complaints (a 15 percent increase)and one (1) lawsuit; garnered $71,140 in settlements for clients and the agency; and counseled 71 distressed homeowners and assisted homeowners in acquiring $228,197 through Keep Your Home California programs to prevent foreclosure.

During Fiscal Year 2018 to 2019, FHAM counseled 393 tenants and homeowners in Marin County, screening clients for fair housing issues and providing referrals for non-fair housing clients or callers out of FHAM’s service area. Of the households counseled, 211 alleged discrimination and were referred to an attorney or bilingual housing counselor for further assistance (e.g. receiving information on fair housing laws, interventions with housing providers requesting relief from discriminatory behavior, making 35 reasonable accommodation requests on behalf of disabled tenants, four referrals to HUD/DFEH and representation in administrative complaints). Though the complaints FHAM received were on every federal and protected basis, the fair housing administrative complaints filed with the Department of HUD or the California Department of Fair Housing and Equal Opportunity alleged discrimination on the basis of disability, race, national origin, gender, and familial status.

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Local Trends
FHANC received 39 housing discrimination complaints from San Anselmo residents between 2016 to 2021, including five in 2021 (Table 7.2). It is important to note that the sum of the complaints by protected class shown below will not equal the total as a single complaint may have been filed by a member of multiple protected classes. During this period, a large majority (74.4 percent) of complaints were related to disability status. Less common complaints related to race (7.7 percent), sexual orientation (7.7 percent), and gender (7.7 percent). Two complaints were filed by members of each of following protected classes: source of income, age, marital status, religion, and national origin. One complaint was filed related to sex and familial status respectively. Consistent with the large proportion of persons filing on the basis of disability, 59 percent of complaints cited reasonable accommodation as the discriminatory practice. Other common discriminatory practices cited include different terms and conditions (15.4 percent), refusal to rent/sale (12.8 percent), and intimidation, interference, or coercion (12.8 percent).

Of the 39 complaints filed during this period, 27 (69.2 percent) were filed by White residents, four were filed by Black/African American residents (10.3 percent), three were filed by other/multiple race residents (7.7 percent), two were filed by American Indian/Alaska Native and White residents (5.1 percent), and two were filed by Asian and White residents (5.1 percent). Nearly 13 percent of complaints were filed by Latinx residents. White residents were underrepresented in the complaint pool, while all other races/ethnicities were overrepresented compared to the distribution of the Town population (see Table 7.3).

The HCD Data Viewer records HUD fair housing inquiries. Fair housing inquiries are not official fair housing cases but can be used to identify concerns about possible discrimination. According to 2013-2021 HUD data, there were 0.15 inquiries per 1,000 persons in San Anselmo. The fair housing inquiry rate in the Town is similar to the nearby jurisdictions of Fairfax, Larkspur, and Ross, and lower than San Rafael and Corte Madera.

There were two total inquiries from San Anselmo residents during this period, one related to disability status and one related to sex.

Table 7.2: Discrimination Complaints by Protected Class – San Anselmo (2016-2021) Protected Class 2021 2020 2019 2018 2017 2016 Total
Disability 5 6 5 5 2 6 74.4%
Race 1 0 0 2 0 0 7.7%
Sexual Orientation 0 0 0 2 1 0 7.7%
Gender 0 0 0 0 2 1 7.7%
Source of Income 1 0 1 0 0 0 5.1%
Age 0 0 1 0 1 0 5.1%
Marital Status 0 0 1 0 1 0 5.1%
Religion 0 0 0 0 1 1 5.1%
National Origin 0 0 0 0 0 2 5.1%
Sex 1 0 0 0 0 0 2.6%
Familial Status 0 0 0 0 1 0 2.6%
Total 5 6 7 7 5 9 39
Note: Sum of complaints by basis will not equal total as a single complaint may be on the basis of multiple protected classes.

Sources: Fair Housing Advocates of Northern California (FHANC), 2020-21. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Fair Housing Testing
Initiated by the Department of Justice’s Civil Rights Division in 1991, fair housing testing involves the use of an individual or individuals who pose as prospective renters for the purpose of determining whether a landlord is complying with local, state, and federal fair housing laws.

Regional Trends
During the 2018-2019 FY, FHANC conducted email testing, in-person site, and phone testing for the County. FHANC conducted 60 email tests to “test the assumption of what ethnicity or race the average person would associate with each of the names proposed.” Email testing showed clear differential treatment favoring the White tester in 27 percent of tests, discrimination based on income in 63 percent of tests, and discrimination based on familial status in 7 percent of tests. Three paired tests (6 tests total) also showed discrimination based on both race and source of income. In 80 percent of tests (24 of 30 paired tests), there was some discrepancy or disadvantage for African American testers and/or testers receiving Housing Choice Vouchers (HCVs).3
In-person site and phone tests consisted of an African American tester and a White tester. Of the 10 paired in-person site and phone tests conducted, 50 percent showed differential treatment favoring the White tester, 60 percent showed discrepancies in treatment for HCV recipients, and 30 percent showed discrimination on the basis of race and source of income.

The conclusions of the fair housing tests included in the 2020 AI are as follows:
• Housing providers make exceptions for White Housing Choice Voucher recipients, particularly in high opportunity areas with low poverty. • Email testing revealed significant evidence of discrimination, with 27 percent of tests showing clear differential treatment favoring the White tester and 63 percent of tests showing at least some level of discrimination based upon source of income. • Phone/site testing also revealed significant instances of discrimination: 50 percent of discrimination based upon race and 60 percent based on source of income.

In Fiscal Year 2018 to 2019, Fair Housing Advocates of Marin (FHAM) conducted systemic race discrimination investigations as well as complaint-based testing, with testing for race, national origin, disability, gender, and familial status discrimination. FHAM monitored Craigslist for discriminatory advertising, with the additional recently added protection for individuals using housing subsidies in unincorporated parts of Marin.

FHAM notified 77 housing providers in Marin during the year regarding discriminatory language in their advertisements.

The 2020 State AI did not report any findings on fair housing testing. However, the AI concluded that community awareness of fair housing protections correlates with fair housing testing as testing is often complaint-based, like it is for FHAM in Marin County. According to the 2020 State AI, research indicates that persons with disabilities are more likely to request differential treatment to ensure equal access to housing, making them more likely to identify discrimination. The 2020 State AI highlighted the need for continued fair housing outreach, fair housing testing, and trainings to communities across California, to ensure the fair housing rights of residents are protected under federal and state law. The 2020 State AI recommended that the state support the increase of fair housing testing to identify housing discrimination.

The 2020 State AI also reported findings from the 2020 Community Needs Assessment Survey. Respondents felt that the primary bases for housing discrimination were source of income, followed by discriminatory landlord practices, and gender identity and familial status. These results differ from the most commonly cited reason for discrimination in complaints filed with DFEH and FHANC. The State survey also found that most (72 percent) respondents who had felt discriminated against did “nothing” in response. According to the 2020 State AI, “fair housing education and enforcement through the complaint process are areas of opportunity to help ensure that those experiencing discrimination know when and how to seek help.”
3 The Housing Choice Voucher (HCV) Program is the federal government's major program for assisting very low-income families, the elderly, and persons with disabilities to afford decent, safe, and sanitary housing in the private market. Since housing assistance is provided on behalf of the family or individual, participants are able to find their own housing, including single-family homes, townhouses and apartments. Participants are free to choose any housing that meets the requirements of the program and is not limited to units located in subsidized housing projects. Participants issued a housing voucher are responsible for finding a suitable housing unit of their choice where the owner agrees to rent under the program. A housing subsidy is paid to the landlord directly by the local Public Housing Agency (PHA) on behalf of the participant. The participant then pays the difference between the actual rent charged by the landlord and the amount subsidized by the program. Beginning on January 1, 2020, housing providers, such as landlords, cannot refuse to rent to someone, or otherwise discriminate against them, because they have a housing subsidy, such as a Housing Choice Voucher, that helps them to afford their rent.

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Local Trends
During the 2018-2019 FY, FHANC conducted email testing in San Anselmo. FHANC conducted eight email tests to “test the assumption of what ethnicity or race the average person would associate with each of the names proposed.” Email testing showed clear differential treatment favoring the White tester in 50 percent of tests, discrimination based on income in 75 percent of tests, and there was also clear differential treatment based upon familial status. Four paired tests showed clear differential treatment based upon race and two paired tests based upon source of income.

In 100 percent of tests (eight of eight paired tests), there was some discrepancy or disadvantage for African American testers and/or testers receiving Housing Choice Vouchers (HCVs).

Fair Housing Education and Outreach
Regional Trends
As stated earlier, the 2020 State AI has concluded that fair housing outreach and education is imperative to ensure that those experiencing discrimination know when and how to seek help. FHANC organizes an annual fair housing conference and resource fair for housing providers and advocates. Housing rights workshops are offered to landlords, property managers, and community members. Information on federal and state fair housing laws, common forms of housing discrimination, protected characteristics, unlawful practices, and fair housing liability is presented to workshop participants. The Marin Housing Authority website includes the following information in 103 languages:
• Public Housing, including reasonable accommodations, grievance procedures, transfer policies, Section 3, maintenance service charges, fraud and abuse, resident newsletters, forms and other resources; • HCVs, including for landlords, participants, fraud and abuse and voucher payment standards; • Waitlist information and updates;
• Resident Services, including the Supportive Housing Program and Resident Advisory Board; • Homeownership including Below Market Rate Homeownership Program, Residential Rehab Loan Program, Mortgage Credit Certification Program and the Section 8 Homeownership Program;
• Announcements and news articles, Agency reports and calendar of events.

The County established a Fair Housing Community Advisory Group in 2016. The Community Advisory Group provides advice and feedback on community engagement and communication strategies to County staff, participates in inclusive discussions on fair housing topics, identifies fair housing issues and contributing factors, and assists in developing solutions to mitigate fair housing issues. The County also established a Fair Housing Steering Committee consisting of 20 members representing public housing, faith-based organizations, the Marin Housing Authority, Asian communities, cities and towns, African American communities, business, persons with disabilities, children, legal aid, persons experiencing home- lessness, Latino communities, and philanthropy. The Steering Community advises on community engagement strategies, identifies factors contributing to fair housing impediments, incorporates community input and feedback, and provides information on a variety of housing topics to inform actions and implementation plans.

From 2017 to 2018, Fair Housing Advocates of Marin (FHAM) educated 221 prospective homebuyers; trained 201 housing providers on fair housing law and practice, a 28 percent increase from the previous fiscal year. From 2017 to 2018, FHAM also reached 379 tenants and staff from service agencies through fair housing presentations and 227 community members through fair housing conferences (a 37 percent increase); distributed 4,185 pieces of literature; had 100 children participate in our annual Fair Housing Poster Contest from 10 local schools and 16 students participate in our first Fair Housing Poetry Contest from 11 local schools; and offered Storytelling shows about diversity and acceptance to 2,698 children attending 18 Storytelling shows.
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As of 2021, FHAM agency reaches those least likely to apply for services through the following: · • Translating most of its literature into Spanish and some in Vietnamese; • Continuing to advertise all programs/services in all areas of Marin, including the Canal, Novato, and Marin City, areas where Latinx and African-American populations are concentrated and live in segregated neighborhoods; • Maintaining a website with information translated into Spanish and Vietnamese; • Maintaining bilingual staff: As of 2021, FHAM has three bilingual Spanish speakers who offer intake, counseling, education and outreach to monolingual Spanish speakers; in addition, they have one staff member who is bilingual in Mandarin and another in Portuguese; • Maintaining a TTY/TDD line to assist in communication with clients who are deaf/hard of hearing · Offering translation services in other languages when needed;
• Conducting outreach and fair housing and pre-purchase presentations in English and Spanish; • Collaborating with agencies providing services to all protected classes, providing fair housing education to staff and eliciting help to reach vulnerable populations – e.g. Legal Aid of Marin, the Asian Advocacy Project, Canal Alliance, ISOJI, MCIL, Sparkpoint, the District Attorney’s Office, Office of Education, and the Marin Housing Authority.

Local Trends
As previously described in the Public Outreach Chapter, the Town held a series of Virtual Community Meetings and Housing Element Advisory Committee (HEAC) meetings. Both the Virtual Community Meetings and the HEAC meetings included an overview of fair housing issues, what AFFH is and how it relates to the Town, current conditions within the Town and potential actions to address AFFH issues. The Town is committed to continuing to engage the segments of the population that reside in the neighborhoods with a lower access to opportunity and more fair housing impediments for ongoing input related to housing and community development needs and access to opportunities. This includes access to economic, environmental, educational and transportation opportunities. The Town intends to complete additional outreach as it works to obtain certification of this Housing Element as well as continuing community engagement during the planning period.

Integration and Segregation
Race/Ethnicity
Ethnic and racial composition of a region is useful in analyzing housing demand and any related fair housing concerns, as it tends to demonstrate a relationship with other characteristics such as household size, locational preferences and mobility. For example, prior studies have identified socioeconomic status, generational care needs, and cultural preferences as factors associated with “doubling up”- households with extended family members and non-kin.4 These factors have also been associated with ethnicity and race. Other studies have also found minorities tend to congregate in metropolitan areas though their mobility trend predictions are complicated by economic status (minorities moving to the suburbs when they achieve middle class) or immigration status (recent immigrants tends to stay in metro areas/ports of entry).5 To measure segregation in a given jurisdiction, the US Department of Housing and Urban Development (HUD) provides racial or ethnic dissimilarity trends. Dissimilarity indices are used to measure the evenness with which two groups (frequently defined on racial or ethnic characteristics) are distributed across the geographic units, such as block groups within a community. The index ranges from 0 to 100, with 0 denoting no segregation and 100 indicating complete segregation between the two groups. The index score can be understood as the percentage of one of the two groups that would need to move to produce an even distribution of racial/ethnic groups within the specified area. For example, if an index score above 60, 60 percent of people in the specified area would need to move to eliminate segregation.6 The following shows how HUD views various levels of the index:
• <40: Low Segregation
• 40-54: Moderate Segregation
• >55: High Segregation
4 Harvey, H., Duniforn, R., & Pilkauskas, N. (2021). Under Whose Roof? Understanding the living arrangements of children in doubled-up households. Duke University Press, 58 (3): 821–846. https://doi.org/10.1215/00703370- 9101102
5 Sandefur, G.D., Martin, M., Eggerling-Boeck, J. , Mannon, S.E., & .Meier, A.M. (2001). An overview of racial and ethnic demographic trends. In N. J. Smelser, W.J. Wilson, & F. Mitchell (Eds.) America becoming: Racial trends and their consequences. (Vol I, pp. 40-102). National Academy Press Washington, D.C. . 6 Massey, D.S. and N.A. Denton. (1993). American Apartheid: Segregation and the Making of the Underclass. Cambridge, MA: Harvard University Press.

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Regional Trends
Non-Hispanic Whites make up 71.2 percent of Marin County’s population, a significantly larger share than in the Bay Area region7, where only 39 percent of the population is non-Hispanic White. The next largest racial/ethnic group in Marin County is Hispanic/Latino, making up 16 percent of the population, followed by Asian population (5.8 percent), and population of two or more races (3.8 percent) (Table 7.3). Of the selected jurisdictions surrounding San Anselmo, San Rafael has the most concentrated Hispanic population, where 31 percent of residents are Hispanic or Latino, while Ross has the smallest Hispanic population of only 3.5 percent (and inversely the largest White population of 89 percent). These trends differ from the Bay Area, where Asians make up the second largest share of the population (27 percent). While Asians make up the third largest share of the population in Marin County, they account for only six percent of the population.

As explained above, dissimilarity indices measure segregation, with higher indices signifying higher segregation. In Marin County, all minority (non-White) residents combined are considered moderately segregated from White residents, with an index score of 42.6 in 2020 (Table 7.4).

Since 1990, segregation between non-White (all non-white residents combined) and White residents has increased. Dissimilarity indices between Black, Hispanic, Asian/Pacific Islander, and White residents have also increased since 1990, indicating that Marin County has become increasingly racially segregated. Based on HUD’s definition of the index, Black and White residents are highly segregated and Hispanic and White residents are moderately segregated, while segregation between Asian/Pacific Islander and White residents is considered low. 7 The “Bay Area” data covers the members of the Association of Bay Area Governments (ABAG) which are the counties of: Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo, Santa Clara, Solano, and Sonoma.

Table 7.3: Racial Composition in Neighboring Cities and County (2019) Race Bay Area10 Marin
County
San
Anselmo
Corte
Madera Fairfax Larkspur Ross San Rafael
White, non-Hispanic 3,030,040
(39.3%)
185,079
(71.2%)
10,759
(85.9%)
7,723
(78.5%)
6,237
(82.3%)
9,597
(77.9%)
2,040
(89.1%)
33,502
(57.0%)
Black or African American, nonHispanic447,182
(5.8%)
5,459
(2.1%)
100
(0.8%)
226
(2.3%)
30 (0.4%)
86 (0.7%)
69 (3.0%)
764
(1.3%)
American Indian and Alaska
Native, non-Hispanic
15,420
(0.2%)
520
(0.2%) N/A N/A N/A
49 (0.4%) N/A 59(0.1%)
Asian, non-Hispanic 2,058,577
(26.7%1)
15,077
(5.8%)
413
(3.3%)
600
(6.1%)
326
(4.3%)
665
(5.4%)
87 (3.8%)
3,938
(6.7%)
Native Hawaiian and Other
Pacific Islander, non-Hispanic N/A 260(0.1%) N/A N/A
30 (0.4%)
12 (0.1%) N/A N/A
Some other race, non-Hispanic N/A 2,339
(0.9%)
38 (0.3%)
157
(1.6%) N/A
62 (0.5%) N/A 234(0.4%)
Two or more races, non-Hispanic N/A 9,878
(3.8%)
326
(2.6%)
433
(4.4%)
242
(3.2%)
493
(4.0%)
11 (0.5%)
1,998
(3.4%)
Hispanic or Latino 1,811,856
(23.5%)
41,591
(16.0%)
698
(7.1%)
698
(7.1%)
712
(9.4%)
1,355
(11.0%)
80 (3.5%)
18,220
(31.0%)
Total 7,710,026 259,943 12,525 9,838 7,578 12,319 2,290 58,775

1. The “Bay Area” data covers the members of the Association of Bay Area Governments (ABAG) which are the counties of: Alameda, Contra Costa, Marin, Napa, San Francis- co, San Mateo, Santa Clara, Solano, and Sonoma.

2. Asian and Pacific Islander combined; ABAG Data Package presented data with some races combined.

Sources: American Community Survey, 2015-2019 (5-Year Estimates). ABAG Housing Needs Data Package.

Table 7.4: Dissimilarity Indices for Marin County (1990-2020) 1990 Trend 2000 Trend 2010 Trend Current
Non-White/White 31.63 34.08 35.21 42.61
Black/White 54.90 50.87 45.61 57.17
Hispanic/White 36.38 44.29 44.73 49.97
Asian or Pacific Islander/White 19.64 20.13 18.55 25.72 Sources: HUD Dissimilarity Index, 2020.
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In California, based on the figures provided in the 2020 State AI, segregation levels between non-White and White populations were moderate in both entitlement and non-entitlement areas. However, segregation levels in non-entitlement areas are slightly higher with a value of 54.1, compared to 50.1 in entitlement areas. Segregation trends Statewide show an increase in segregation between non-White and White populations between 1990 and 2017 in both entitlement and non-entitlement areas. The 2020 State AI found that California’s segregation levels have consistently been most severe between the Black and White populations, a trend paralleled in Marin County. Also, like Marin County, State trends show Asian or Pacific Islander and White residents are the least segregated when compared to other racial and ethnic groups, but levels are still increasing.

Figure 7.2 and Figure 7.3 below compare the concentration of minority populations in Marin County and the adjacent region by census block group8 in 2010 and 2018. Since 2010, concentrations of racial/ethnic minority groups have increased in most block groups regionwide. In Marin County, non-White populations are most concentrated along the eastern County boundary, specifically in North and Central Marin in the cities of San Rafael, Novato, and the unincorporated communities of Marin City and San Quentin (where a State Prison is located). Red block groups indicate that over 81 percent of the population in the tract is non-White. While non-White populations appear to be increasing across the Marin region, these groups are generally concentrated within the areas described above. However, minorities are more highly concentrated in jurisdictions east and south of Marin County. Most of the block groups along the San Pablo Bay and San Francisco Bay shores in Solano, Contra Costa, Alameda, and San Francisco County have higher concentrations of minorities (over 61 percent) compared to North Bay counties (Marin, Sonoma, and Napa). 8 Block groups (BGs) are the next level above census blocks in the geographic hierarchy (census blocks are the smallest geographic area for which the Bureau of the Census collects and tabulates decennial census data). A BG is a combination of census blocks that is a subdivision of a census tract or block numbering area (BNA). A county or its statistically equivalent entity contains either census tracts or BNAs; it can not contain both. The BG is the smallest geographic entity for which the decennial census tabulates and publishes sample data.

Figure 7.2: Regional Racial/Ethnic Minority Concentrations by Block Group (2010) San Anselmo Housing Element | Affirmatively Furthering Fair Housing Prepared by Houseal Lavigne
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Figure 7.3: Regional Racial/Ethnic Minority Concentrations by Block Group (2018) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Figure 7.4 shows census tracts in Marin County and the neighboring region by predominant racial or ethnic groups. The intensity of the color indicates the population percentage gap between the majority racial/ethnic group and the next largest racial/ethnic group. The higher the intensity of the color, the higher the percentage gap between the predominant racial/ethnic group and the next largest racial/ethnic group. The darkest color indicator for each race indicates that over 50 percent of the population in that tract is of a particular race/ethnicity. Gray indicates a White predominant tract, green indicates a Hispanic predominant tract, purple indicates an Asian predominant tract, and red indicates a Black predominant tract.

There are only four tracts in the County with non-White predominant populations. Three tracts in Central Marin and one tract in Southern Marin have predominant non-White populations. Two tracts in San Rafael have Hispanic predominant populations (green), one of which has a Hispanic population exceeding 50 percent (90 percent, darkest green), and one tract in the unincorporated San Quentin community has a Black predominant population (40 percent, red). In Southern Marin, one tract in unincorporated Marin City has a Black majority population (41 percent, red). In all other tracts countywide, Whites are the predominant race (grey). By comparison, many census tracts in Solano, Contra Costa, Alameda and San Francisco county have predominant minority populations (shades of purple, green, and red).

Marin City, historically an African American enclave, has experienced significant declines in the localAfrican American population. In 1990, the community was about 90 percent Black/African American, and is currently around 28 percent.

The COVID-19 pandemic has accelerated these trends, highlighting communities that are increasingly at risk for higher infection rates. Hispanic/ Latino populations represent about 16 percent of the County and 34 percent of Rental Assistance requests, while Black/African American residents represent about two percent of rental assistance requests.

Figure 7.4: Regional Racial/Ethnic Majority Tracts (2018) San Anselmo Housing Element | Affirmatively Furthering Fair Housing Prepared by Houseal Lavigne
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Local Trends
Like the County, San Anselmo’s population is mostly White (85.9 percent). As presented in Table 7.5, the Town’s White population increased from

83.4 percent in 2010, while the Hispanic/Latino decreased from 7.4 percent in 2010 to 7.1 percent in 2019. Since 2010, the Asian population also decreased, currently representing 3.3 percent of the population. The share Black/African American residents, American Indian/Alaska Native residents, and residents of two or more races has also decreased during this period. the population, but 8.5 percent of Rental Assistance requests.

ABAG provides segregation analyses for Bay Area jurisdictions for the purpose of this AFFH assessment. According to this report, dissimilarity indices between the population of people of color and White population of San Anselmo are lower than the Bay Area average (Table 7.6). Between 2000 to 2020, the White and non-White communities in San Anselmo have become less segregated, and segregation between White and nonWhite groups townwide is considered low based on HUD’s definitions for dissimilarity indices. Asian/Pacific Islander and White communities have become slightly more segregated during this period, while segregation between Black/African American, Latinx vs. White communities has generally remained constant. However, dissimilarity indices for San Anselmo may be inaccurate due to the small non-White populations residing in the Town.

Table 7.5: Change in Racial/Ethnic Composition (2010-2019) 2010 2019
Persons Percent Persons Percent
White, non-Hispanic 10,174 83.4% 10,765 85.9%
Black or African American, non-Hispanic 118 1.0% 96 0.8% American Indian and Alaska Native, non-Hispanic 12 0.1% 0 0.0% Asian, non-Hispanic 620 5.1% 418 3.3%
Some other race, non-Hispanic 8 0.1% 32 0.3%
Two or more races, non-Hispanic 371 3.0% 330 2.6%
Hispanic or Latino 900 7.4% 884 7.1%
Total 12,203 100.0% 12,525 100.0%
Sources: 2006-2010 and 2015-2019 ACS (5-Year Estimates).

Table 7.6: Dissimilarity Indices for San Anselmo (2000-2020) San Anselmo Bay Area
2000 2010 2020 2020
Asian/Pacific Islander vs. White 17.8* 15.8* 18.6* 18.5* Black/African American vs. White 19.4* 3.4* 19.2* 24.4* Latinx vs. White 3.2* 5.1 3.3 20.7
People of Color vs. White 8.8 8.0 5.9 16.8
* Index based on racial group making up less than 5 percent of jurisdiction population. Estimates may be unreliable.

Source: ABAG/MTC AFFH Segregation Report, 2022.
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As presented in Figure 7.5, the entirety of San Anselmo is predominantly White, consistent with the surrounding jurisdictions.

Figure 7.5: Racial/Ethnic Majority Tracts (2018)
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Figure 7.6 shows the racial/ethnic minority population by block group and the sites inventory used to meet the Town’s RHNA. Racial/ethnic minority residents represent less than 20 percent of the population in all nine block groups that make up the Town. All block groups have remained predominantly White since 2010, while block groups in San Rafael, northeast of the Town, have seen growing populations of people of color. As discussed previously, the White population townwide has increased since 2010.All units of all income levels generated from the RHNA opportunity sites are located in census tracts which all contain less than or equal to 20 percent non-white populations.

Figure 7.6: Sites Inventory and Racial/Ethnic Minority Population by Block Group (2018) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Persons with Disabilities
Persons with disabilities have special housing needs because of the lack of accessible and affordable housing, and the higher health costs associated with their disability. In addition, many may be on fixed incomes that further limits their housing options. Persons with disabilities also tend to be more susceptible to housing discrimination due to their disability status and required accommodations associated with their disability. Actions outlined in program 7.2 will support persons with disabilities in ensuring that new housing developments are accessible and affordable.

Regional Trends
Marin County’s population with a disability9 is similar to that in the Bay Area. As presented in Table 7.7, in Marin County, 9.1 percent of the population has a disability, compared to 9.6 percent in the Bay Area. Black or African American, American Indian and Alaska Native, and non-Hispanic White populations experience disabilities at the highest rates in both the Bay Area and the County (16 percent, 18 percent, and 11 percent in the Bay Area and 15 percent, 12 percent, and 10 percent in Marin County, respectively). Nearly 37 percent of Marin County’s population aged 75 and older and 14.6 percent aged 65 to 74 has one or more disability, lower shares than in the Bay Area. Ambulatory and independent living difficulties are the most common disability type in the County and Bay Area According to the 2015-2019 ACS, populations of persons with disabilities in Marin County cities are generally consistent, ranging from 7.2 percent in Ross to 10 percent in Novato. Figure 7.7 shows that less than 20 percent of the population in all tracts in the County have a disability. Persons with disabilities are generally not concentrated in one area in the region. Figure 7.7 also shows that only few census tracts in the region have a population with a disability higher than 20 percent. However, multiple census tracts with a population with disabilities between 15 and 20 percent are concentrated along San Pablo Bay and San Francisco Bay in Napa, Contra Costa, and Contra Costa Valley. 9 The American Community Survey asks about six disability types: hearing difficulty, vision difficulty, cognitive difficulty, ambulatory difficulty, self-care difficulty, and independent living difficulty. Respondents who report anyone of the six disability types are considered to have a disability. For more information visit: https://www.census.gov/topics/health/disability/guidance/data-collection-acs.html#:~:text=Physical%20Disability%20Conditions%20that%20 substantially,reaching%2C%20lifting%2C%20or%20carrying.

Table 7.7: Populations of Persons with Disabilities – Marin County (2019) Bay Area Marin County
Percent with a Disability Percent with a Disability
Civilian non-institutionalized population 9.6% 9.1%
Race/Ethnicity
Black or African American alone 15.9% 14.8%
American Indian and Alaska Native alone 17.5% 12.1%
Asian alone 7.3% 7.3%
Native Hawaiian and Other Pacific Islander alone 9.3% 0.8% Some other race alone 6.8% 4.7%
Two or more races 8.2% 8.9%
White alone, not Hispanic or Latino 11.3% 9.9%
Hispanic or Latino (of any race) 7.9% 6.1%
Age
Under 5 years 0.6% 0.7%
5 to 17 years 3.8% 2.9%
18 to 34 years 4.6% 5.9%
35 to 64 years 8.0% 6.1%
65 to 74 years 19.6% 14.6%
75 years and over 47.8% 36.8%
Type
Hearing difficulty 2.7% 3.0%
Vision difficulty 1.7% 1.5%
Cognitive difficulty 3.7% 3.2%
Ambulatory difficulty 4.8% 4.3%
Self-care difficulty 2.2% 2.0%
Independent living difficulty 3.9% 4.3%

1. The “Bay Area” data covers the members of the Association of Bay Area Governments (ABAG) which are the counties of: Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo, Santa Clara, Solano, and Sonoma.

Sources: American Community Survey, 2015-2019 (5-Year Estimates). 192
Figure 7.7: Sites Inventory and Racial/Ethnic Minority Population by Block Group (2018) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Local Trends
According to the 2015-2019 ACS, 7.6 percent of San Anselmo residents experience a disability, compared to 9.1 percent countywide. Disabilities are most common amongst elderly residents; approximately 39 percent of persons aged 75 and over and 11.5 percent of persons aged 64 to 74 experience a disability (Table 7.8). The most common disabilities in San Anselmo are ambulatory difficulties (3.6 percent) and hearing difficulties (3 percent). The population of persons with disabilities has generally remained constant since the 2008-2012 ACS (7.7 percent with disability). The proportion of elderly adults aged 65 and older who experience a disability in the Town is lower than the County, but a larger proportion of youths (5 to 17 years old) and young adults (18 to 34 years old) experience a disability. There is a significantly higher rate of Black/African American residents (13 percent) and residents of two or more races (15.8 percent) who experience a disability compared to other racial/ethnic groups in San Anselmo.

Table 7.8: Populations of Persons with Disabilities – San Anselmo (2019)
Total Population Percent with a
Disability
Total civilian non-institutionalized population 12,487 7.6% Race/Ethnicity
Black or African American alone 92 13.0%
Asian alone 418 6.9%
Some other race alone 392 0.0%
Two or more races 342 15.8%
White alone, not Hispanic or Latino 10,735 7.8%
Hispanic or Latino (of any race) 880 2.8%
Age
Under 5 years 562 0.0%
5 to 17 years 2,195 6.5%
18 to 34 years 1,571 2.5%
35 to 64 years 5,815 4.7%
65 to 74 years 1,520 11.5%
75 years and over 824 39.1%
Type
Hearing difficulty N/A 3.0%
Vision difficulty N/A 2.1%
Cognitive difficulty N/A 2.8%
Ambulatory difficulty N/A 3.6%
Self-care difficulty N/A 1.4%
Independent living difficulty N/A 2.8%
Source: American Community Survey, 2015-2019 (5-Year Estimates).

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Figure 7.8 shows the population of persons with disabilities by census tract based on the 2015-2019 ACS. Three tracts make up San Anselmo:
tract 1150 (northern San Anselmo), tract 1160 (central western San Anselmo), and tract 1170 (southern San Anselmo). Tract 1150 encompasses areas north of Sir Francis Drake Boulevard and Shaw Drive, including Sorich Ranch Park. It is important to note that this tract also encompasses much of the Sleepy Hollow community north of the Town.

The southern San Anselmo tract (tract 1170) has a higher concentration of persons with disabilities compared to the northern areas (tracts 1150 and 1160). According to the HCD AFFH Data Viewer, 11.4 percent of the population in tract 1170 experiences one or more disability, compared to only 7.5 percent in tract 1160 and 6.1 percent in tract 1150. This trend may be due to the distribution of elderly residents. According to the 2015- 2019 ACS, tract 1170 has an elderly population of 21 percent compared to 17.8 percent in tract 1160 and 19.1 percent in tract 1150. There is also one subsidized housing project in the Town, Oak Hill Apartments. Oak Hill Apartments is located in the southern section of the Town and serves the developmentally disabled population. Oak Hill Apartments includes 14 units, 13 of which are affordable units.

Sites Inventory
The distribution of units selected to meet the Town’s RHNA by income level and population of persons with disabilities is presented in Table 7.9 and Figure 7.8. Most RHNA sites are located in the southern tract (1170). As such, 83 percent of units yielded from opportunity sites are located in the tract where more than 10 percent of the population experiences a disability. A larger share of above moderate-income (93.994 percent) and moderate-income (96.797 percent) units are in this tract compared to lower income units (74.567 percent).

Table 7.9: Distribution of Opportunity Site Units by Population of Persons with Disabilities Percent with
Disability (Tract)
Lower Income Units Moderate Income Units Above Moderate Income Units All RHNA Units
Units Percent Units Percent Units Percent Units Percent <10% 117 33% 9 3% 13 6% 139 17%
10-20% 237 67% 262 97% 199 94% 698 83%
Total 354 100% 271 100% 212 100% 837 100%
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Figure 7.8: Sites Inventory and Concentration of Persons with Disabilities by Tract San Anselmo Housing Element | Affirmatively Furthering Fair Housing Prepared by Houseal Lavigne
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Familial Status
Under the Fair Housing Act, housing providers may not discriminate because of familial status. Familial status covers: the presence of children under the age of 18, pregnant persons, any person in the process of securing legal custody of a minor child (including adoptive or foster parents).

Examples of familial status discrimination include refusing to rent to families with children, evicting families once a child joins the family through, e.g., birth, adoption, custody, or requiring families with children to live on specific floors or in specific buildings or areas. Single parent households are also protected by fair housing law.

Regional Trends
According to the 2019 ACS, there are slightly fewer households with children in Marin County than the Bay Area. About 27 percent of households in Marin County have children under the age of 18, with 21 percent married-couple households with children and six percent single-parent households (Figure 7.9). In the Bay Area, about 32 percent of households have children and like the County, most households with children are married-couple households. Within Marin County, the cities of Larkspur and Ross have the highest percentage of households with children (50.1 percent and 40.6 percent, respectively). Larkspur, Corte Madera, and San Rafael have concentrations of single-parent households exceeding the countywide average. Figure 7.10 shows the distribution of children in married households and single female headed households in the region.

Census tracts with high concentrations of children living in married couple households are not concentrated in one area of Marin County. Most census tracts have over 60 percent of children living in married-persons households. Regionally, children in married-person households are more common in inland census tracts (away from the bay areas). The inverse trend is seen for children living in single-parent female-headed households, is shown in Figure 7.11. In most tracts countywide, less than 20 percent of children live in female-headed households. Between 20 and 40 percent of children live in female-headed households in two tracts: one in Southern Marin in the unincorporated community of Marin City and one in West Marin near the unincorporated community of Bolinas. Regionally, tracts with a higher percentage of children in married-persons households are found along the San Pablo and San Francisco bays.

Figure 7.9: Households with Children in Marin County and Incorporated Cities (2019) Source: American Community Survey, 2015-2019 ACS (5-Year Estimates) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Figure 7.10: Regional Percent of Children in Married Couple Households by Tract (2019) San Anselmo Housing Element | Affirmatively Furthering Fair Housing Prepared by Houseal Lavigne
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Figure 7.11: Regional Percent of Children in Female-Headed Households by Tract (2019) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Local Trends
San Anselmo has seen a decrease in households with children in recent years (Table 7.10). During the 2006-2010 ACS, there were 1,807 households with children representing 35.3 percent of all Town households. The most recent 2015-2019 ACS estimates show there is now 1,655 households with children in San Anselmo representing 31.7 percent of households townwide. Over five percent of households in the Town are single-parent households, most of which are female-headed single-parent households (3.5 percent). Female-headed households with children require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services.

As shown in Figure 7.12, more than 80 percent of children in the northern and southern San Anselmo tracts live in married couple households compared to 69.8 percent of children in tract 1160 along the western Town boundary. Despite the smaller proportion of children living in married couple households in this tract, there are no concentrations of children living in single-parent female-headed households in the Town. In all San Anselmo tracts, fewer than 20 percent of children live in female-headed households. In tract 1160, 7.6 percent of children live in single-parent male-headed households, 13.2 percent live in single-parent female-headed households, and 9.4 percent live in cohabiting couple households.

While the concentration of children in female-headed households in tract 1160 is comparable to tract 1150 (11.6 percent) and tract 1170 (10.3 percent), a larger proportion live in male-headed households and cohabiting couple households.

Sites Inventory
A majority of units yielded from opportunity sites units (98.1 percent) are in tracts where more than 80 percent of children live in married couple households including 89.3100 percent of lower income units, 100 percent of moderate-income units, and 94 percent of above moderate-income units (Table 7.11 and Figure 7.12). This trend is consistent with the overall composition of the Town and does not disproportionately place units of any income level in tracts where fewer children live in female-headed households.

Table 7.10: Change in Household Type – Households with Children (2006-2019) Household Type 2006-2010 2015-2019 Percent
Change Households Percent Households Percent
Married-couple family with children 1,283 25.1% 1,268 24.3% -1.2% Cohabiting couple with children N/A N/A 38 0.7% N/A
Single-parent, male-headed 167 3.3% 87 1.7% -47.9%
Single-parent, female-headed 343 6.7% 181 3.5% -47.2%
Total Households with Children* 1,807 35.3% 1,655 31.7% -8.4% Total Households 5,118 100.0% 5,219 100.0% 2.0%
* Includes all households with one or more people under 18 years N/A: Data unavailable
Sources: American Community Survey, 2006-2010 and 2015-2019 (5-Year Estimates).

Table 7.11: Distribution of Opportunity Site Units by Percent of Children in Married Couple Households
Lower Income Units Moderate Income
Units
Above Moderate
Income Units All RHNA Units
Units Percent Units Percent Units Percent Units Percent 0 0% 0 0% 13 6% 13 2%
354 100% 271 100% 199 94% 824 98%
354 100% 271 100% 212 100% 837 100%
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Figure 7.12: Sites Inventory and Percent of Children in Married Couple Households by Tract (2019) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Income Level
Identifying low or moderate-income (LMI) geographies and individuals is important to overcome patterns of segregation. HUD defines a LMI area as a Census tract or block group where over 51 percent of the population is LMI (based on HUD income definition of up to 80 percent of the Area Median Income).

Regional Trends
According to Comprehensive Housing Affordability Strategy (CHAS)10 data based on the 2017 ACS, 40.5 percent of Marin County households are low or moderate-income, earning 80 percent or less than the area median income (AMI) (Table 7.12). A significantly larger proportion of renter households in Marin County are LMI. Nearly 60 percent of renter households are considered LMI compared to only 29.8 percent of owner households. Figure 7.13 shows that LMI populations are most concentrated in tracts in West Marin, North Marin (Novato), Central Marin (San Rafael), and the unincorporated communities of Marin City and Santa Venetia.

Table 7.12: Marin County Households by Income
Category and Tenure (2017)
Income Category Owner Renter Total
0%-30% of AMI 5,855
(8.7%)
9,763
(26.0%)
15,622
(14.9%)
31%-50% of AMI 5,720
(8.5%)
6,008
(16.0%)
11,743
(11.2%)
51%-80% of AMI 8,479
(12.6%)
6,609
(17.6%)
15,098
(14.4%)
81%-100% of AMI 5,653
(8.4%)
3,755
(10.0%)
9,331
(8.9%)
Greater than 100% of AMI 41,588
(61.8%)
11,415
(30.4%)
52,947
(50.5%)
Total 67,295 37,550 104,845

1. Income groups are based on HUD calculations for Area Median Income (AMI).

HUD calculates the AMI for different metropolitan areas and uses San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties) for Marin County.

Sources: ABAG/MTC Housing Needs Data Workbook, 2021; HUD CHAS (based on 2013-2017 ACS), 2020.
10 Each year, the U.S. Department of Housing and Urban Development (HUD) receives custom tabulations of American Community Survey (ACS) data from the U.S. Census Bureau. These data, known as the "CHAS" data (Comprehensive Housing Affordability Strategy), demonstrate the extent of housing problems and housing needs, particularly for low- income households.

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Figure 7.13: Regional Concentrations of LMI Households by Tract (2020) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Local Trends
The Town is characterized by a majority of owner-occupied households (76 percent). Nearly 55 percent of households in San Anselmo earn more than 100 percent of the area median income (AMI). However, a significantly larger proportion of owner-occupied households earn 100 percent of the AMI or more compared to renter-occupied households. Households earning less than 80 percent of the AMI are considered lower income households. Approximately 56 of renter households in the Town are lower income households compared to only 24 percent of owners. According to 2015-2019 ACS estimates, the median household income in San Anselmo is $128,212, higher than the County ($115,246) and neighboring cities of Fairfax ($104,122), Larkspur ($109,426) and San Rafael ($91,742), but lower than Ross ($224,500) and Tiburon ($154,915).

Figure 7.14 shows the LMI populations in San Anselmo by block group. A block group is considered an LMI area if more than 50 percent of households are low or moderate-income. There is only one block group in the Town, located in along the southern Town boundary, that is considered an LMI area. According to the HCD Data Viewer, 56 percent of households residing in this block group are low or moderate-income. The Oak Hills Apartment project is located in this block group. As discussed previously, the Oak Hills Apartments project has 13 affordable units and serves the developmentally disabled population. This is the only subsidized housing project in the Town and likely contributes to the concentration of LMI households in this block group. This block group is also located in the tract with the slightly larger population of persons experiencing disabilities (see Figure 7.8).

Sites Inventory
The distribution of RHNA units by census tract LMI population is presented in Table 7.14 and Figure 7.14. All units yielded from opportunity sites units are in census tracts with LMI populations between 25-50 percent. The mix of income-levels will increase housing opportunities in the area and promote a mixed income community. The Town’s strategy does not disproportionately place lower income units in LMI areas or exacerbate existing fair housing conditions.

Table 7.13: San Anselmo Households by Income Category
and Tenure (2017)
Income Category Owner Renter Total
0%-30% of AMI 337
(8.5%)
290
(23.1%)
626
(12.0%)
31%-50% of AMI 242
(6.1%)
130
(10.4%)
370
(7.1%)
51%-80% of AMI 381
(9.6%)
283
(22.6%)
663
(12.7%)
81%-100% of AMI 448
(11.3%)
245
(19.5%)
694
(13.3%)
Greater than 100% of AMI 2,561
(64.6%)
305
(24.3%)
2,865
(54.9%)
Total 3,964 1,254 5,218
Sources: ABAG/MTC Housing Needs Data Workbook, 2021; HUD CHAS (based on 2013- 2017 ACS), 2020.

Table 7.14: Distribution of Opportunity Site Units by LMI Household Concentration LMI Households
(Block Group)
Lower Income Units Moderate Income
Units
Above Moderate
Income Units All RHNA Units
Units Percent Units Percent Units Percent Units Percent <25% 0 0% 0 0% 0 0% 0 0%
25-50% 354 00% 271 100% 12 100% 837 100%
50-75% 0 7% 0 0% 0 0 0 0
Total 354 100% 271 100% 212 100% 837 100%
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Figure 7.14: Sites Inventory and LMI Population by Block Group (2020) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Housing Choice Vouchers (HCV)
An analysis of the trends in HCV concentration can be useful in examining the success of the program in improving the living conditions and quality of life of its holders. The HCV program aims to encourage participants to avoid high-poverty neighborhoods and promote the recruitment of landlords with rental properties in low poverty neighborhoods. HCV programs are managed by Public Housing Agencies (PHAs), and the programs assessment structure (SEMAPS) includes an “expanding housing opportunities” indicator that shows whether the PHA has adopted and implemented a written policy to encourage participation by owners of units located outside areas of poverty or minority concentration11. In Marin County, the Landlord Partnership Program aims to expand rental opportunities for families holding housing choice vouchers by making landlord participation in the program more attractive and feasible, and by making the entire program more streamlined.

A study prepared by HUD’s Development Office of Policy Development and Research found a positive association between the HCV share of occupied housing and neighborhood poverty concentration and a negative association between rent and neighborhood poverty12.This means that HCV use was concentrated in areas of high poverty where rents tend to be lower. In areas where these patterns occur, the program has not succeeded in moving holders out of areas of poverty.

Regional Trends
As of December 2020, 2,100 Marin households received HCV assistance from the Housing Authority of the County of Marin (MHA). The map in Figure 7.15 shows that HCV use is concentrated in tracts in North Marin (Hamilton and the intersection of Novato Boulevard and Indian Valley Road). In these tracts, between 15 and 30 percent of the renter households are HCV holders. In most Central Marin tracts and some Southern Marin tract (which are more densely populated), between five and 15 percent of renters are HCV recipients. The correlation between low rents and a high concentration of HCV holders holds true in North Marin tracts where HVC use is the highest (Figure 7.16). Overall, patterns throughout most Marin County communities also show that where rents are lower, HCV use is higher. 11 For more information of Marin County’s SEMAP indicators, see: the County’s Administrative Plan for the HCV Program. https://irp.cdn-website.com/4e4dab0f/files/uploaded/Admin%20Plan%20Approved%20December%202021. pdf
12 Devine, D.J., Gray, R.W., Rubin, L., & Taghavi, L.B. (2003). Housing choice voucher location patterns: Implications for participant and neighborhood welfare. Prepared for the U.S. Department of Housing and Urban Development, Office of Policy Development and Research, Division of Program Monitoring and Research.

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Figure 7.15: Regional HCV Concentration by Tract (2020) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Figure 7.16: Regional Median Gross Rent/Affordability Index by Tract (2016) San Anselmo Housing Element | Affirmatively Furthering Fair Housing Prepared by Houseal Lavigne
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Local Trends
According to the HCD Data Viewer, 8.3 percent of renters in the northern tract (tract 1150), 5.3 percent of renters in the southern tract (tract 1170) and 3.7 percent of renters in the central tract (tract 1160) receive HCVs (Figure 7.17). As shown in Figure 7.19, San Anselmo is predominantly comprised of owner-occupied households. According to the 2015-2019 ACS, 67.6 percent of households in the Town are owner-occupied. Rent prices in the Town tracts are generally moderate to high. The northern area of the Town has a smaller concentration of renters compared to the central and southern tracts. The median gross rent is generally uniform throughout San Anselmo (Figure 7.18).

Figure 7.17: HCV Concentration by Tract (2020)
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Figure 7.18: Median Gross Rent/Affordability Index by Tract (2016) San Anselmo Housing Element | Affirmatively Furthering Fair Housing Prepared by Houseal Lavigne
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Figure 7.19: Percent of Renter-Occupied Households by Tract (2016) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Racially and Ethnically Concentrated Areas
Racially and Ethnically Concentrated Areas of Poverty (R/ECAP) In an effort to identify racially/ethnically-concentrated areas of poverty (R/ECAPs), HUD has identified census tracts with a majority non-White population (greater than 50 percent) and a poverty rate that exceeds 40 percent or is three times the average tract poverty rate for the metro/micro area, whichever threshold is lower.

Regional Trends
There is one R/ECAP in Southern Marin located in Marin City west of State Highway 101 (Figure 7.20). As shown in Figure 7.4, previously, the Marin City CDP tract is characterized by a concentration of African American residents. Approximately 22 percent of Marin City’s residents are African American- significantly higher than the County’s and unincorporated County’s African American population (two percent and three percent, respectively). Marin City residents also earn lower median incomes (less than $55,000, Figure 7.24), especially compared to neighboring jurisdictions where median incomes are higher than $125,000. Marin City, where Marin County’s only family public housing is located, also has the highest share of extremely low-income households in the County; about 40 percent of households earn less than 30 percent the Area Median Income, whereas only 14 percent of unincorporated County households are considered extremely low-income.

Figure 7.20: Regional Racially and Ethnically Concentrated Areas of Poverty (R/ECAPs) San Anselmo Housing Element | Affirmatively Furthering Fair Housing Prepared by Houseal Lavigne
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Figure 7.21: Regional R/ECAP Detail
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Local Trends
There are no R/ECAPs or TCAC-designated areas of high segregation and poverty in the Town. The closest R/ECAP is in Marin City, south of the Town and the closest TCAC area of high segregation and poverty.is in San Rafael, east of the Town.

As presented in Table 7.15, San Anselmo has a smaller population below the poverty level compared to the County. Only 2.9 percent of San Anselmo residents are below the poverty level compared to 7.2 percent in the County. In San Anselmo, the Black/African American population has the highest poverty rate of 13 percent, significantly higher than all other racial/ethnic groups in the Town. The Asian population, population of two or more races, and non-Hispanic White population also have poverty rates exceeding 2.9 percent. In comparison, only 1.4 percent of the Hispanic/ Latino population and none of the population of a race not listed (“some other race alone”) are below the poverty level. Figure 7.22 shows poverty status by tract in San Anselmo. Consistent with the trend townwide, fewer than 10 percent of the population in all tracts are below the poverty line.

All units of all income levels generated from the RHNA opportunity sites are located in census tracts with fewer than 10 percent of the population below the poverty line.

Table 7.15: Population Below Poverty Level by Race/Ethnicity (2019) Income Category
San Anselmo Marin County
Total Population % Below Poverty
Level Total Population % Below Poverty Level
Black or African American alone 92 13.0% 4,746 16.8%
American Indian and Alaska Native alone 0 N/A 823 22.1% Asian alone 418 3.8% 14,859 8.2%
Native Hawaiian and Other Pacific Islander alone 0 N/A 507 65.1% Some other race alone 392 0.0% 20,879 23.2%
Two or more races 342 3.5% 12,199 6.5%
Hispanic or Latino origin (of any race) 880 1.4% 39,574 16.9% White alone, not Hispanic or Latino 10,717 3.0% 182,823 4.8% Total 12,469 2.9% 253,869 7.2%
Sources: ABAG/MTC Housing Needs Data Workbook, 2021; 2015-2019 ACS (5-Year Estimates).

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Figure 7.22: Poverty Status by Tract (2019)
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Racially Concentrated Areas of Affluence (RCAAs)
While racially concentrated areas of poverty and segregation (R/ECAPs) have long been the focus of fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed to ensure housing is integrated, a key to fair housing choice. According to a policy paper published by HUD, RCAAs are defined as communities with a large proportion of affluent and non-Hispanic White residents. According to HUD's policy paper, non-Hispanic Whites are the most racially segregated group in the United States. In the same way neighborhood disadvantage is associated with concentrated poverty and high concentrations of people of color, conversely, distinct advantages are associated with residence in affluent, White communities.

RCAA’s are defined as tracts with 80 percent or higher white population , and a median household income of $125,000 or greater (slightly more than double the national median household income in 2016). Using this metric, the data shows that two of the three tracts which comprise San Anselmo are considered RCAA’s. The third tract is predominantly white, but it’s median household income is $105,000. RCAA maps are not available on HCD’s AFFH Data Viewer tool).

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SanAnselmoRCAATract
Esri, HERE, Garmin, © OpenStreetMap contributors, and the GIS user community, County of Marin, Bureau of Land Management, Esri, HERE, Garmin, GeoTechnologies, Inc., USGS, EPA
City/Town Boundaries
(R) Racially Concentrated Areas of Affluence "RCAA" (ACS, 2015 -2019) - Tract 0 - Not a RCAA
1 - RCAA
12/7/2022, 3:52:00 PM 0 0.23 0.45 0.9 mi
0 0.38 0.75 1.5 km
1:36,112
CA HCD
County of Marin, Bureau of Land Management, Esri, HERE, Garmin, GeoTechnologies, Inc., USGS, EPA | PlaceWorks 2021, HUD 2019 | PlaceWorks 2021, HUD 2020 | PlaceWorks 2021, ESRI, Figure 7.23: Local Detail of Racially Concentrated Areas of Affluence (RCAAs) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Regional Trends
Figure 7.3 and Figure 7.4 (previously in this section) shows the concentration of minority/non-White population and majority populations across the region. In Figure 7.3, census tracts in yellow have less than 20 percent non-white population, indicating over 80 percent of the population is white. There are a few tracts with over 80 percent non-Hispanic White population located throughout the County, especially in Southern Marin, parts of Central Marin, coastal North Marin, and central West Marin. The cities of Belvedere, Mill Valley, Fairfax, Ross, and some areas of San Rafael and Novato are also predominantly white. However, of all these predominantly white areas (incorporated jurisdictions and unincorporated communities), only Belvedere, the Valley, Tam Valley, Black Point- Green Point and the eastern tracts of Novato are census tracts with a median income over $125,000 (Figure 7.24). Although not all census tracts have the exact relationship of over 85 percent White and median income over $125,000 to qualify as “RCAAs,” throughout the County tracts with higher White population tend to have greater median incomes.

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Figure 7.24: Regional Median Income by Block Group (2019) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Local Trends
As presented previously, non-White populations represent less than 20 percent of the population in al San Anselmo block groups (see Figure 7.6).

Figure 7.24 shows median income and non-White population by block group in the Town. Most block groups have median incomes exceeding $125,000. Because all block groups in the Town have White populations exceeding 80 percent, all block groups in the Town with median incomes exceeding $125,000 are considered RCAAs. One block group in the northern section of the Town has a median income of $118,897 and one block group in the southern section of the City has a median income of $56,324. Neither are considered RCAAs. The block group in southern San Anselmo with the lowest median income contains the Oak Hills Apartments. Oak Hills Apartments has 13 affordable units and serves the developmentally disabled population, likely contributing to the low median income in this block group.

Median household income by race/ethnicity in San Anselmo and Marin County is shown in Table 7.16. In the County, White, non-Hispanic households have the highest median income of $126,501. Countywide, the median income amongst Hispanic or Latino households is $67,125, significantly lower than non-Hispanic White households. Most non-White household populations are too small to provide sufficient data on median household income. In San Anselmo, non-Hispanic White households have the highest median income of $132,809 followed by Asian households ($111,776). Hispanic/Latino households have a significantly lower median income of $72,578 despite having one of the lowest poverty rates in the Town (see Table 7.15).

Table 7.16: Median Household Income by Race/Ethnicity (2019) Income Category
San Anselmo Marin County
Percent Distribution Median Household
Income Percent Distribution Median Household Income
White alone, not Hispanic or Latino 91.5% $132,809 80.3% $126,501 Hispanic or Latino origin (of any race) 3.3% $72,578 9.7% $67,125 Black or African American 1.1% N/A 1.6% $48,602
American Indian and Alaska Native 0.0% N/A 0.3% N/A
Asian 2.5% $111,776 5.6% $107,849
Native Hawaiian and Other Pacific Islander 0.0% N/A 0.1% $18,221 Some other race 1.1% N/A 4.5% $59,604
Two or more races 1.9% N/A 3.2% $104,679
Total 100.0% $128,212 100.0% $115,246
N/A = Insufficient data.

Sources: 2015-2019 ACS (5-Year Estimates).

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Figure 7.25: Median Income and Non-White Population by Block Group (2019, 2018) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Access to Opportunities
Significant disparities in access to opportunity are defined by the AFFH Final Rule as “substantial and measurable differences in access to educational, transportation, economic, and other opportunities in a community based on protected class related to housing.” The Department of Housing and Community Development (HCD) and California Tax Credit Allocation Committee (TCAC) convened the California Fair Housing Task force to “provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/ departments to further the fair housing goals (as defined by HCD).” The Task Force has created Opportunity Maps to identify resources levels across the state “to accompany new policies aimed at increasing access to high opportunity areas for families with children in housing financed with nine percent Low-Income Housing Tax Credits (LIHTCs)”. These opportunity maps are made from composite scores of three different domains made up of a set of indicators. Table 7.17 shows the full list of indicators. The opportunity maps include a measure or “filter” to identify areas with poverty and racial segregation. To identify these areas, census tracts were first filtered by poverty and then by a measure of racial segregation. The criteria for these filters were:
• Poverty: Tracts with at least 30 percent of population under federal poverty line; • Racial Segregation: Tracts with location quotient higher than 1.25 for Blacks, Hispanics, Asians, or all people of color in comparison to the County
TCAC/HCD assigns “scores” for each of the domain Table 7.17 by census tracts as well as computing “composite” scores that are a combination of the three domains. Scores from each individual domain range from 0-1, where higher scores indicate higher “access” to the domain or higher “outcomes.” Composite scores do not have a numerical value but rather rank census tracts by the level of resources (low, moderate, high, highest, and high poverty and segregation).

The TCAC/HCD Opportunity Maps offer a tool to visualize show areas of highest resource, high resource, moderate resource, moderate resource (rapidly changing), low resource, and high segregation and poverty and can help to identify areas within the community that provide good access to opportunity for residents or, conversely, provide low access to opportunity. They can also help to highlight areas where there are high levels of segregation and poverty.

The information from the opportunity mapping can help to highlight the need for housing element policies and programs that would help to remediate conditions in low resource areas and areas of high segregation and poverty and to encourage better access for low and moderate-income and black, indigenous, and people of color (BIPOC) households to housing in high resource areas.

Table 7.17: Domains and List of Indicators for Opportunity Maps Domain Indicator
Economic
Poverty
Adult education
Employment
Job proximity
Median home value
Environmental CalEnviroScreen 3.0 pollution Indicators and values Education
Math proficiency
Reading proficiency
High School graduation rates
Student poverty rates
Source: California Fair Housing Task Force, Methodology for the 2021 TCAC/HCD Opportunity Maps, December 2020 San Anselmo Housing Element | Affirmatively Furthering Fair Housing Prepared by Houseal Lavigne
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Regional Trends
While the Federal Affirmatively Furthering Fair Housing (AFFH) Rule has been repealed, the data and mapping developed by HUD for the purpose of preparing the Assessment of Fair Housing (AFH) can still be useful in informing communities about segregation in their jurisdiction and region, as well as disparities in access to opportunity. This section presents the HUD-developed index scores based on nationally available data sources to assess County residents’ access to key opportunity assets in comparison to the County. Table 7.18 provides index scores or values (the values range from 0 to 100) for the following opportunity indicator indices:
• School Proficiency Index: The school proficiency index uses school-level data on the performance of 4th grade students on state exams to describe which neighborhoods have high-performing elementary schools nearby and which are near lower performing elementary schools.

The higher the index value, the higher the school system quality is in a neighborhood. • Labor Market Engagement Index: The labor market engagement index provides a summary description of the relative intensity of labor market engagement and human capital in a neighborhood. This is based upon the level of employment, labor force participation, and educational attainment in a census tract. The higher the index value, the higher the labor force participation and human capital in a neighborhood. • Transit Trips Index: This index is based on estimates of transit trips taken by a family that meets the following description: a 3-person single-parent family with income at 50 percent of the median income for renters for the region (i.e. the Core-Based Statistical Area (CBSA). The higher the transit trips index value, the more likely residents in that neighborhood utilize public transit. • Low Transportation Cost Index: This index is based on estimates of transportation costs for a family that meets the following description: a 3-person single-parent family with income at 50 percent of the median income for renters for the region/CBSA. The higher the index value, the lower the cost of transportation in that neighborhood. • Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a region/CBSA, with larger employment centers weighted more heavily. The higher the index value, the better the access to employment opportunities for residents in a neighborhood. • Environmental Health Index: The environmental health index summarizes potential exposure to harmful toxins at a neighborhood level.

The higher the index value, the less exposure to toxins harmful to human health. Therefore, the higher the index value, the better the environmental quality of a neighborhood, where a neighborhood is a census block-group.

Table 7.18: Opportunity Indices by Race/Ethnicity – Marin County School
Prof.

Labor
Market Transit Trip
Low
Transp.

Cost
Jobs Prox. Env.

Health
Total Population
White, Non-Hispanic 78.73 86.48 61.00 86.45 64.50 81.33 Black, Non-Hispanic 75.59 48.89 68.54 89.57 74.96 76.55 Hispanic 55.96 68.11 68.08 89.65 69.72 83.84
Asian or Pacific Islander, Non-Hispanic 74.41 82.57 64.24 87.81 66.89 81.01 Native American, Non-Hispanic 77.09 67.25 62.28 87.19 69.32 80.55 Population below federal poverty line
White, Non-Hispanic 74.28 84.68 61.13 87.02 64.01 82.93 Black, Non-Hispanic 66.79 55.04 74.1 91.52 66.84 76.07
Hispanic 38.54 56.82 75.83 91.68 76.48 83.81
Asian or Pacific Islander, Non-Hispanic 68.97 82.89 67.01 89.11 71.69 78.95 Native American, Non-Hispanic 56.77 66.49 71.22 88.33 67.14 85.29 Note: American Community Survey Data are based on a sample and are subject to sampling variability. See page 145 for index score meanings. Table is comparing the total Marin County, by race/ethnicity, to the County and City population living below the federal poverty line, also by race/ethnicity.

Source: AFFHT Data Table 12; Data Sources: Decennial Census; ACS; Great Schools; Common Core of Data; SABINS; LAI; LEHD; NATA 12/12/2022 DRAFT FOR PUBLIC REVIEW
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As explained earlier, TCAC composite scores categorize the level of resources in each census tract. Categorization is based on percentile rankings for census tracts within the region. Counties in the region all have a mix of resource levels. The highest concentrations of highest resource areas are located in the counties of Sonoma and Contra Costa (Figure 7.26). Marin and San Francisco counties also have a concentration of high resource tracts. All counties along the San Pablo and San Francisco Bay area have at least one census tract considered an area of high segregation and poverty, though these tracts are most prevalent in the cities of San Francisco and Oakland.

There is only one census tract in Marin County considered an area of “high segregation and poverty” (Figure 7.27). This census tract is located in Central Marin within the Canal neighborhood of the City of San Rafael. In the County, low resource areas (green) are concentrated in West Marin, from Dillon Beach to Nicasio. This area encompasses the communities of Tomales, Marshall, Inverness, and Point Reyes Station. In Central Marin, low resource areas are concentrated in San Rafael. As shown in Error! Reference source not found., all of Southern Marin is considered a highest resource area, with the exception of Marin City which is classified as moderate resource.

Figure 7.26: Regional TCAC Composite Scores by Tract (2021) San Anselmo Housing Element | Affirmatively Furthering Fair Housing Prepared by Houseal Lavigne
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Figure 7.27: Local TCAC Areas of High Segregation and Poverty Areas (2021) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Local Trends
Table 7.19 shows the Opportunity Map scores for the census tracts in the Town. Categorization is based on percentile rankings for census tracts within the Marin County region. High composite scores mean higher resources. All tracts in San Anselmo are categorized as highest resource areas. San Anselmo TCAC scores are generally consistent with tracts north and south of the Town but favorable compared to jurisdictions east and west. The Opportunity Map shown in Figure 7.28 shows the RHNA Opportunity sites in the context of HCD composite opportunity scores.

All opportunity sites are located in highest resource areas. Economic, environmental, educational, transportation, and other opportunities are discussed in detail in the following sections.

Table 7.19: Opportunity Map Scores and Categorization (2021) Tract Economic
Domain Score
Environmental
Domain Score
Education
Domain Score Composite Index Final Category
1150 0.740 0.967 0.797 0.592 Highest Resource
1160 0.606 0.976 0.811 0.533 Highest Resource
1170 0.672 0.973 0.814 0.569 Highest Resource
Source: California Fair Housing Task Force, Methodology for the 2021 TCAC/HCD Opportunity Maps, 2021.

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Figure 7.28: Sites Inventory and TCAC Opportunity Area by Tract (2021) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Opportunity Indices
Education
Regional Trends
The school proficiency index is an indicator of school system quality, with higher index scores indicating access to higher school quality. In Marin County, Hispanic residents have access to lower quality schools (lowest index value of 56) compared all other residents (for all other races, index values ranged from 74 to 78, Table 7.18). For residents living below the federal poverty line, index values are lower for all races but are still lowest for Hispanic and Native American residents. White residents have the highest index values, indicating a greater access to high quality schools, regardless of poverty status.

The HCD/TCAC education scores for the region show the distribution of education quality based on education outcomes (Figure 7.29). As explained in Table 7.17, the Education domain score is based on a variety of indicators including math proficiency, reading proficiency, high School graduation rates, and student poverty rates. The education scores range from 0 to 1, with higher scores indicating more positive education outcomes. In the Region, lower education scores are found in census tracts in all counties along the San Pablo Bay. In counties surrounding the San Francisco Bay, there are concentrations of both low and high education scores. For example, in San Francisco County, the western coast has a concentration of high education scores while the eastern coast has a concentration of low education scores. In Marin County, low education scores are concentrated in Novato and San Rafael along the San Pablo Bay and along the western coast.

According to Marin County’s 2020 Analysis of Impediments to Fair Housing Choice [2020 AI], while the County’s overall high school graduation rates are among the highest in the nation, Marin County, “has the greatest educational achievement gap in California.” According to data from Marin Promise, a nonprofit of education and nonprofit leaders, from 2017 – 2018:
• 78 percent of White students in Marin met or exceeded common core standards for 3rd Grade Literacy, while only 42 percent of students of color met or exceeded those standards;
• 71 percent of White students met or exceeded common core standards for 8th grade math, while only 37 percent of students of color met or exceeded those standards;
• 64 percent of White students met or exceeded the college readiness standards, defined as completing course requirements for California public universities, while only 40 percent of students of color met or exceeded those requirements.

Of special note in Marin County is the California State Justice Department’s finding in 2019 that the Sausalito Marin City School District had “knowingly and intentionally maintained and exacerbated” existing racial segregation and deliberately established a segregated school and diverted County staff and resources to Willow Creek while depriving the students at Bayside MLK an equal educational opportunity. More details on this finding are found under local knowledge for Marin’s vulnerable communities Lower education scores are found in most of the unincorporated County areas in West Marin (Figure 7.29). Higher education scores are prominent in Southern Marin and eastern Central Marin jurisdictions including the unincorporated and incorporated communities of Lucas Valley, Fairfax, Larkspur, Kentfield, Mill Valley, Corte Madera, Tiburon, and Strawberry. However, lower education scores are found in parts of North and Central Main, specifically in the cities of Novato and San Rafael. The pattern of higher education scores in the south and lower education scores in the north correlate with the location of schools throughout the County. Figure 7.30 shows that most schools are concentrated in North, Central, and Southern Marin along major highways (Highway 101 and Shoreline Highway), with few schools in West Marin. Despite a high concentration of schools in the San Rafael/Novato area, these census tracts have lower education outcomes.

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Figure 7.29: TCAC Education Scores- Region
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Figure 7.30: Schools in Marin County
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Local Trends
Greatschools.org is a non-profit organization that rates schools across the States. The Great Schools Summary Rating calculation is based on four ratings: the Student Progress Rating or Academic Progress Rating, College Readiness Rating, Equity Rating, and Test Score Rating.

Ratings at the lower end of the scale (1-4) signal that the school is “below average,” 5-6 indicate “average,” and 7-10 are “above average.” Figure

7.31 shows that San Anselmo is comprised of mostly private schools (gray). All four public schools in the Town are considered “above average” schools. Public schools in the City include Hidden Valley Elementary, Brookside Elementary School, Wade Thomas Elementary School, and Archie Williams High School. These scores correspond with the TCAC’s Education Score map for the City presented in Figure 7.32. All San Anselmo tracts scored in the highest quartile for education opportunities.

Figure 7.31: GreatSchools Ratings
Source: GreatSchools.org, GreatSchools Rating – San Anselmo, 2022. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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The Healthy Places Index (HPI) analyzes community conditions and variables related to economic, education, transportation, social, neighborhood, housing, clean environment, and healthcare access to estimate healthy community conditions. The HPI is expanded upon in Healthy Places subsection of this Chapter, Access to Opportunities. According to the HPI, more than 70 percent of the population in all San Anselmo tracts have a Bachelor’s education or higher, scoring in the highest quartile for healthy community conditions. The HPI reveals that 100 percent of high school-aged residents are enrolled in high school in tracts 1160 and 1170 (central and southern areas), whereas only 91.1 percent are enrolled in high school in tract 1150 (northern area). Conversely, 65.1 percent of three and four-year-old children in tract 1150 are enrolled in preschool, compared to only 48.8 percent in tract 1170 and 20.6 percent in tract 1160. This may indicate schools are less accessible in certain parts of the Town. All three census tracts in San Anselmo have an education domain score of greater than 0.75 which is the highest range of scores, indicating more positive educational outcomes. All units of all income levels generated from the RHNA opportunity sites are located in census tracts with the highest education scores.

Figure 7.32: TCAC Education Scores by Tract (2021)
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Transportation
Regional Trends
According to ABAG’s Plan Bay Area 2040, regional mismatch between employment growth relative to the housing supply has resulted in a disconnect between where people live and work. Overall, the Bay Area has added nearly two jobs for every housing unit built since 1990. The deficit in housing production has been particularly severe in terms of housing affordable to lower- and middle wage workers, especially in many of the jobs-rich, high-income communities along the Peninsula and in Silicon Valley. As a result, there have been record levels of freeway congestion and historic crowding on transit systems like Bay Area Rapid Transit (BART), Caltrain and San Francisco’s Municipal Railway (Muni).

HUD’s opportunity indicators can provide a picture of transit use and access in Marin County through the transit index13 and low transportation cost.14 Index values can range from zero to 100 and are reported per race so that differences in access to transportation can be evaluated based on race. In the County, transit index values range from 61 to 69, with White residents scoring lower and Black and Hispanic residents scoring highest. Given that higher the transit trips index, the more likely residents utilize public transit, Black and Hispanics are more likely to use public transit. For residents living below the poverty line, the index values have a larger range from 61 for White residents to 75 for Hispanic residents.

Regardless of income, White residents have lower index values- and thus a lower likelihood of using transit.

Low transportation cost index values have a larger range than transit index values from 65 to 75 across all races and were similar for residents living below the poverty line. Black and Hispanic residents have the highest low transportation cost index values, regardless of poverty status.

Considering a higher “low transportation cost” index value indicates a lower cost of transportation; public transit is less costly for Black and Hispanics than other groups in the County.

Transit patterns in Figure 7.33 show that transit is concentrated throughout North, Central, and Southern Marin along the Town Centered Corridor from Novato to Marin City/Sausalito. In addition, there are connections eastbound; San Rafael connects 101 North/South and 580 Richmond Bridge going East (Contra Costa County) and Novato connects 101 North/South and 37 going East towards Vallejo (Solano County). Internally, public transit along Sir Francis Drake Blvd connects from Olema to Greenbrae. 13 Transit Trips Index: This index is based on estimates of transit trips taken by a family that meets the following description: a 3-person single-parent family with income at 50 percent of the median income for renters for the region (i.e. the Core-Based Statistical Area (CBSA). The higher the transit trips index, the more likely residents in that neighborhood utilize public transit. 14 Low Transportation Cost Index: This index is based on estimates of transportation costs for a family that meets the following description: a 3-person single-parent family with income at 50 percent of the median income for renters for the region/CBSA. The higher the index, the lower the cost of transportation in that neighborhood. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Figure 7.33: Public Transit
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In West Marin, the West Marin Stagecoach provides two regularly operating bus routes between central and West Marin. Route 61 goes to Marin City, Mill Valley, and Stinson Beach. Route 68 goes to San Rafael, San Anselmo, Pt. Reyes and Inverness (Figure 7.34). The Stagecoach also connects with Marin Transit and Golden Gate Transit bus routes. However, the northern West Marin area does not have any public transit connection to the south. Bus transit (orange dots in Figure 6.32 and route 61 and 86 of Stagecoach Figure 7.34) only connect as far north as Inverness.

This lack of transit connection affects the minority populations and the persons with disabilities concentrated in the west part of the County (Figure

7.3 and Figure 7.7).

Figure 7.34: West Marin Stagecoach Routes
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Marin Transit Authority (MTA) operates all bus routes that begin and end in the County. In 2017, MTA conducted an onboard survey of their ridership and identified the Canal District of San Rafael as having a high rating of a “typical” transit rider”. That typical rider was described as, “42 percent of households have annual income of less than $25,000, 90 percent of individuals identify as Hispanic or Latino, 19 percent of households have no vehicle, 17 percent have three or more workers in their homes, 30 percent have five or more workers living with them, and Spanish is spoken in 84 percent of households."15 According to the survey, residents in the Canal area had the highest percentage of trips that began or ended in routes provided by Marin Transit.

In addition to its fixed routes, MTA offers several other transportation options and some that are available for specific populations:
• Novato Dial-A-Ride - designed to fill gaps in Novato's local transit service and connects service with Marin Transit and Golden Gate Transit bus routes.
• ADA Paratransit Service – provides transportation for people unable to ride regular bus and trains due to a disability. It serves and operates in the same areas, same days and hours as public transit. • Discount Taxi Program – called Marin-Catch-A-Ride, it offers discount rides by taxi and other licensed vehicles if you are at least 80 years old; or are 60 and unable to drive; or you are eligible for ADA Paratransit Service.

Local Trends
All Transit explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. According to the most recent data posted (2019), San Anselmo has an AllTransit Performance Score of 5.6 (out of 10). The map in Figure 7.35 shows that the central and southern areas of the Town along Sir Francis Drake Boulevard have the highest scores compared to the southwestern and northern tracts. According to AllTransit, in the Town, 93.1 percent of jobs are located within ½ mile of transit and 82.7 percent workers live within ½ mile of transit.

The HPI includes household active commuting and automobile access by tract. In all three tracts, more than 19 percent of the population commutes to work by transit, walking, or cycling. All tracts scored in the highest quartile for active commuting, indicating the Town has a healthy population of active commuters compared to the region. Lack of a vehicle can limit access to necessary resources if sufficient alternative transportation is not available. According to the HPI, fewer residents in the southern areas of the Town have access to an automobile. 15 From the 2020 County of Marin Analysis of Impediments to Fair Housing Choice Figure 7.35: All Transit Performance Score – San Anselmo (2019) Source: AllTransit.org, AllTransit Metrics – San Anselmo, 2022.

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Economic Development
Regional Trends
The Bay Area has a regional economy in which has grown to be the fourth largest metropolitan region in the United States today, with over 7.7 million people residing in the nine-county, 7,000 square-mile area. In recent years, the Bay Area economy has experienced record employment levels during a tech expansion surpassing the “dot-com” era of the late 1990s. The latest boom has extended not only to the South Bay and Peninsula — the traditional hubs of Silicon Valley — but also to neighborhoods in San Francisco and cities in the East Bay, most notably Oakland. The rapidly growing and changing economy has also created significant housing and transportation challenges due to job-housing imbalances.

HUD’s opportunity indicators provide values for labor market index16 and jobs proximity index17 that can be measures for economic development in Marin County. Like the other HUD opportunity indicators, scores range from 0 to 100 and are published by race and poverty level to identify differences in the relevant “opportunity” (in this case economic opportunity). The labor market index value is based on the level of employment, labor force participation, and educational attainment in a census tract- a higher score means higher labor force participation and human capital in a neighborhood. Marin County’s labor market index values have a significant range from 49 to 86, with Black residents scoring lowest and White residents scoring highest. Scores for Marin County residents living below the poverty line drop notably for Hispanic residents (from 68 to 57), increase for Black residents (from 49 to 55) and remain the same for all other races. These values indicate that Black and Hispanic residents living in poverty have the lowest labor force participation and human capital in the County.

HUD’s jobs proximity index quantifies the accessibility of a neighborhood to jobs in the region. Index values can range from 0 to 100 and a higher index value indicate better the access to employment opportunities for residents in a neighborhood. County jobs proximity index values range from 65 to 75 and are highest for Hispanic and Black residents. The jobs proximity value map in Figure 7.36 shows the distribution of scores in the region. Regionally, tracts along the northern San Pablo Bay shore and northern San Francisco Bay shore (Oakland and San Francisco) have the highest job proximity scores
In Marin County, the highest values are in Central Marin at the intersection of Highway 101 and Highway 580 from south San Rafael to Corte Madera. Some census tracts in North and Southern Marin along Highway 101 also have high jobs proximity values, specifically in south Novato and Sausalito. The City of Tiburon in Southern Marin also has the highest scoring census tracts. Western North and Central Marin and some West Marin tracts, including the unincorporated Valley community (west of Highway 101) have the lowest jobs proximity scores. 16 Labor Market Engagement Index: The labor market engagement index provides a summary description of the relative intensity of labor market engagement and human capital in a neighborhood. This is based upon the level of employment, labor force participation, and educational attainment in a census tract. The higher the score, the higher the labor force participation and human capital in a neighborhood. 17 Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a region/CBSA, with larger employment centers weighted more heavily. The higher the index value, the better the access to employment opportunities for residents in a neighborhood. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Figure 7.36: Regional Jobs Proximity Index by Block Group (2017) San Anselmo Housing Element | Affirmatively Furthering Fair Housing Prepared by Houseal Lavigne
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The TCAC Economic Scores are a composite of jobs proximity index values as well as poverty, adult education, employment, and median home value characteristics.18 TCAC economic scores range from 0 to 1, where higher values indicate more positive economic outcomes. The map in Error! Not a valid bookmark self-reference. shows that the lowest economic scores are located in the northern San Pablo shores as well as many census tracts in North and West Marin, southern Sonoma County, Solano, and Contra Costa County. In Marin County, the lowest economic scores are located in northern West Marin and North Marin, as well as some census tracts in Central Marin and at the southern tip of the County (Marin Headlands). The highest TCAC economic scores are located along coastal West Marin communities, Southern Marin, and parts of Central Marin including the cites of Larkspur, Mill Valley, Corte Madera, Sausalito, and Tiburon.

Local Trends
HUD’s jobs proximity scores, discussed above, are shown by block group in Figure 7.38. All block groups in San Anselmo have jobs proximity index scores in the 40 to 60 range indicating employment opportunities are moderately accessible to San Anselmo residents.

The TCAC Economic Scores are a composite of jobs proximity as well as poverty, adult education, employment, and median home value characteristics. The map in Figure 7.39 shows that all tracts in San Anselmo received economic scores between 0.50 and 0.75. These scores are slightly lower than the tracts south of the City, which scored in the highest quartile. However, TCAC economic scores indicate adequate accessibility to economic opportunities townwide.
18 See TCAC Opportunity Maps at the beginning of section for more information on TCAC maps and scores.

Figure 7.37: Regional TCAC Economic Score by Tract (2021) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Figure 7.38: Jobs Proximity Index by Block Group (2017) San Anselmo Housing Element | Affirmatively Furthering Fair Housing Prepared by Houseal Lavigne
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Figure 7.39: TCAC Economic Scores by Tract (2021)
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Environment
Regional Trends
Environmental conditions residents live in can be affected by past and current land uses like landfills or proximity to freeways The TCAC Environmental Score shown in Figure 7.40 is based on CalEnviroscreen 3.0 scores. The California Office of Environmental Health Hazard Assessment (OEHHA) compiles these scores to help identify California communities disproportionately burdened by multiple sources of pollution. In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment. TCAC Environmental Scores range from 0 to 1, where higher scores indicate a more positive environmental outcome (better environmental quality) Regionally, TCAC environmental scores are lowest in the tracts along to the San Pablo and San Francisco Bay shores, except for the coastal communities of San Rafael and Mill Valley in Marin County. Inland tracts in Contra Costa and Solano County also have low environmental scores.

In Marin County, TCAC Environmental scores are lowest in the West Marin areas of the unincorporated County from Dillon Beach in the north to Muir Beach in the South, east of Tomales Bay and Shoreline Highway. In addition, census tracts in Black Point-Green Point, Novato, and south San Rafael have “less positive environmental outcomes.” More positive environmental outcomes are located in tracts along Highway 101, from North Novato to Sausalito (Figure 7.40).

Figure 7.39 shows the TCAC Environmental Score based on CalEnviroscreen 3.0. However, the Office of Environmental Health Hazard Assessment has released updated scored in February 2020 (CalEnviroscreen 4.0). The CalEnviroscreen 4.o scores in Figure 7.41 are based on percentiles and show that Southern San Rafael and Marin City have the highest percentile and are disproportionately burdened by multiple sources of pollution.

HUD’s opportunity index for “environmental health” summarizes potential exposure to harmful toxins at a neighborhood level. Index values range from 0 to 100 and the higher the index value, the less exposure to toxins harmful to human health. Therefore, the higher the value, the better the environmental quality of a neighborhood, where a neighborhood is a census block-group. In Marin County, environmental health index values range from 77 for Blacks to 83 for Hispanics Table 7.18. The range is similar for the population living below the federal poverty line, with Black residents living in poverty still scoring lowest (76) but Native American residents living in poverty scoring highest among all races (85) and higher than the entire County Native American population (86 and 81, respectively).

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Figure 7.40: Regional TCAC Environmental Score by Tract (2021) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Figure 7.41: Regional CalEnviroScreen 4.0 Scores by Tract (2021) San Anselmo Housing Element | Affirmatively Furthering Fair Housing Prepared by Houseal Lavigne
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As shown in Figure 7.42, all tracts in San Anselmo scored in the highest quartile for TCAC environmental scores. TCAC environmental scores in the Town are comparable to adjacent jurisdictions and are higher than unincorporated areas west and south of the City and in San Rafael east of the Town.

The Office of Environmental Health Hazard Assessment has released updated scored in February 2020 (CalEnviroscreen 4.0). The CalEnviroscreen 4.o scores in Figure 7.43 are based on percentiles; the lower the score the better the environmental conditions. CalEnviroScreen 4.0 scores reveal that all tracts in San Anselmo have the highest CalEnviroScreen 4.0 scores within the 10th percentile, indicating that the entire Town has the best environmental conditions. CalEnviroScreen 4.0 percentile scores for the Town are comparable to adjacent jurisdictions. All units of all income levels generated from the RHNA opportunity sites are located in census tracts with the highest environmental domain scores and the highest CalEnviroScreen 4.0 scores within the 10th percentile.

Figure 7.42: TCAC Environmental Scores by Tract (2021)
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Figure 7.43: Sites Inventory and CalEnviroScreen 4.0 Score by Tract (2021) San Anselmo Housing Element | Affirmatively Furthering Fair Housing Prepared by Houseal Lavigne
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Healthy Places
Regional Trends
Residents should have the opportunity to live a healthy life and live in healthy communities. The Healthy Places Index (HPI) is a new tool that allows local officials to diagnose and change community conditions that affect health outcomes and the wellbeing of residents. The HPI tool was developed by the Public Health Alliance of Southern California to assist in comparing community conditions across the state and combined 25 community characteristics such as housing, education, economic, and social factors into a single indexed HPI Percentile Score, where lower percentiles indicate lower conditions. Figure 7.44 shows the HPI percentile score distributions in the Region tend to be above 60 percent except in some concentrated areas in the cities of Vallejo, Richmond, Berkeley, Oakland, and San Francisco- each county along the bays have at least one cluster of tracts with an HPI below 60 (blue). In Marin County, most tracts are also above 80 percent except in Southern San Rafael and Marin City. All of Marin City and the census tract in the Canal area of San Rafael both scored in the lower 40th percentile. These communities have also both been identified as having low access to healthy foods in the 2020 AI and have a concentration of minorities and lower access to resources.

Figure 7.44: Regional Healthy Places Index by Tract (2021) 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Local Trends
Figure 7.45 shows that all San Anselmo tracts have the highest healthy places indices, indicating that community conditions, including housing, education, economic, and social factors, are favorable. All units of all income levels generated from the RHNA opportunity sites are located in census tracts with the highest healthy places indices.

Figure 7.45: Healthy Places Index by Tract (2021)
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Open Space and Recreation
Regional Trends
According to the Plan Bay Area 2040, a strong regional movement emerged during the latter half of the 20th century to protect farmland and open space. Local governments adopted urban growth boundaries and helped lead a “focused growth” strategy with support from environmental groups and regional agencies to limit sprawl, expand recreational opportunities, and preserve scenic and natural resources. However, this protection has strained the region’s ability to build the housing needed for a growing population. In addition, maintaining the existing open space does not ensure equal access to it.

In Marin County, the Marin County Parks and Open Space Department includes regional and community parks, neighborhood parks, and 34 open space preserves that encompass 19,300 acres and 190 miles of unpaved public trails. In 2007, 500 Marin County residents participated in a telephone survey, and more than 60 percent of interviewees perceived parks and open space agencies favorably, regardless of geographic area, age, ethnicity, or income. However, the 2020 AI found that residents in Marin City, a community with a concentration of minorities and low-income residents, has limited access to open spaces for recreation. From 1990 to 2015, Marin City, which had the highest African American population in the County and according to the Marin Food Policy Council, one of the highest obesity rates, did not have an outdoor recreational space. In 2015, the Trust for Public Land, in collaboration with the Marin City Community Services District, designed and opened Rocky Graham Park in Marin City. According to the 2020 AI, while the park contains “a tree-house-themed play structure, drought-resistant turf lawn, adult fitness areas, and a mural showcasing scenes from Marin City's history”, Marin City continues to have limited access to surrounding open spaces and hiking trails.

In 2019, the Parks Department conducted a Community Survey and identified the cost of entrance and fees to be obstacles for access to County parks. As a result, in July of 2019, entry fees were reduced from $10 to $5 for three popular parks in the County, and admission to McNears Beach Park pool, located in San Rafael, was free beginning on August 1, 2019. 12/12/2022 DRAFT FOR PUBLIC REVIEW
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Local Trends
The following parks and open space areas are located in San Anselmo:
• Creek Park
• Faude Park
• Lansdale Park
• Memorial Park, Elders’ Garden, & Millennium Playground • Robson-Harrington Park
• Sorich Ranch Park
The City is also located adjacent to the Deer Park area and trailhead, Natalie Coffin Greene Park, Cascade Canyon Preserve, and Loma Alta Preserve. The HPI, discussed above, assesses community health using various factors including access to parks. Figure 7.46 shows the percent of the population living within a half-mile of a park, beach, or open space in San Anselmo by tract. All tracts in the Town scored in the highest quartile for park access; 100 percent of the population in all tracts live within a half-mile of a park, beach, or open space. All units of all income levels generated from the RHNA opportunity sites are located in census tracts that contain 100 percent of the population living within a half-mile of a park.

Figure 7.46: Healthy Places Index – Park Access (2017)
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Home Loans
A key aspect of fair housing choice is equal access to credit for the purchase or improvement of a home, particularly in light of the continued impacts of the lending/credit crisis. In the past, credit market distortions and other activities such as “redlining” were prevalent and prevented some groups from having equal access to credit. The Community Reinvestment Act (CRA) in 1977 and the subsequent Home Mortgage Disclosure Act (HMDA) were designed to improve access to credit for all members of the community and hold the lender industry responsible for community lending. Under HMDA, lenders are required to disclose information on the disposition of home loan applications and on the race or national origin, gender, and annual income of loan applicants.

Regional Trends
The 2020 Marin County Analysis of Impediments to Fair Housing Choice examined lending practices across Marin County. According to HMDA, in 2017, there were a total of 11,688 loans originated for Marin properties. Of the 11,688 original loan applications, 6,534 loans were approved, representing 56 percent of all applications, 1,320 loans denied, representing 11 percent of the total applications, and there were 1,555 applicants who withdrew their applications, which represents 13 percent of all applications (Table 7.20). Hispanic and Black/African American residents were approved at lower rates and denied at higher rates than all applicants in the County.