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. 203 Item 2.5 - Attachment 6
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Figure 7.13: Regional Concentrations of LMI Households by Tract (2020) 204 Item 2.5 - Attachment 6
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Local Trends
The Town is characterized by mainly 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. Ablock 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 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).
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.
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 7.14: Distribution of Opportunity Site Units by LMI Household Concentration LMI Households
(Block Group)
Lower Income Units Moderate Income
Units
AboveModerate
Income Units All RHNA Units
Units Percent Units Percent Units Percent Units Percent <25% 0 0% 0 0% 0 0% 0 0%
25-50% 325 100% 272 100% 201 100% 798 100%
50-75% 0 0% 0 0% 0 0 0 0
Total 325 100% 272 100% 201 100% 798 100%
205 Item 2.5 - Attachment 6
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Figure 7.14: Sites Inventory and LMI Population by Block Group (2020) 206 Item 2.5 - Attachment 6
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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. 207 Item 2.5 - Attachment 6
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Figure 7.15: Regional HCV Concentration by Tract (2020) 208 Item 2.5 - Attachment 6
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Figure 7.16: Regional Median Gross Rent/Affordability Index by Tract (2016) 209 Item 2.5 - Attachment 6
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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) 211 Item 2.5 - Attachment 6
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Figure 7.19: Percent of Renter-Occupied Households by Tract (2016) 212 Item 2.5 - Attachment 6
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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) 213 Item 2.5 - Attachment 6
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210
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 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 PovertyLevel
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). 215 Item 2.5 - Attachment 6
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Figure 7.22: Poverty Status by Tract (2019)
216 Item 2.5 - Attachment 6
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213
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 its median household income is $105,000. RCAA maps are not available on HCD’s AFFH Data Viewer tool).
217 Item 2.5 - Attachment 6
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San Anselmo RCAA Tract
12/7/2022, 3:52:00 PM 0 0.23
1:36,112
0.45 0.9 mi
City/Town Boundaries
(R) Racially Concentrated Areas of Affluence "RCAA" (ACS, 2015 -2019) - Tract 0 - Not a RCAA
0 0.38 0.75 1.5 km
1 - RCAA Esri, HERE, Garmin, © OpenStreetMap contributors, and the GIS user community, County of Marin, Bureau of Land Management, Esri, HERE, Garmin, GeoTechnologies, Inc., USGS, EPA
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) 218 Item 2.5 - Attachment 6
1021
215
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. 219 Item 2.5 - Attachment 6
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Figure 7.24: Regional Median Income by Block Group (2019) 220 Item 2.5 - Attachment 6
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Local Trends
As presented previously, non-White populations represent less than 20 percent of the population in all 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).
To address housing mobility and housing opportunity in RCAAs, the Town has developed actions, primarily focused on Missing Middle Housing.
These actions include Action 3.1a: Amend the Zoning Code to allow missing middle housing types such as duplexes, triplexes, and quadplexes in the R-1 and R-2 districts, Action 3.1b: Adopt objective design standards that ensure that the design of new missing middle housing types are sensitive to the established character of San Anselmo’s neighborhoods, and Action 3.1c: Adopt pre-approved infill missing middle housing plans to reduce development costs and streamline the approval of missing middle housing. Missing Middle Housing ensures housing design standards stay consist with those already established in surrounding single family neighborhoods while increasing density. Missing Middle Housing can be the development of duplexes, triplexes, townhomes, row homes and other housing typologies.
Table 7.16: Median Household Income by Race/Ethnicity (2019) Income Category
San Anselmo Marin County
Percent Distribution Median Household
Income Percent Distribution Median HouseholdIncome
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).
221 Item 2.5 - Attachment 6
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Figure 7.25: Median Income and Non-White Population by Block Group (2019, 2018) 222 Item 2.5 - Attachment 6
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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
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 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 moderateincome and black, indigenous, and people of color (BIPOC) households to housing in high resource areas. 223 Item 2.5 - Attachment 6
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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 Town 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 224 Item 2.5 - Attachment 6
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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 the figures below, 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) 225 Item 2.5 - Attachment 6
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Figure 7.27: Local TCAC Areas of High Segregation and Poverty Areas (2021) 226 Item 2.5 - Attachment 6
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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 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. 227 Item 2.5 - Attachment 6
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Figure 7.28: Sites Inventory and TCAC Opportunity Area by Tract (2021) 228 Item 2.5 - Attachment 6
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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. 229 Item 2.5 - Attachment 6
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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. 232 Item 2.5 - Attachment 6
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Figure 7.32: TCAC Education Scores by Tract (2021)
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 degree 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 in census tracts with the highest education scores. 233 Item 2.5 - Attachment 6
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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 the higher the transit trips index, the more likely residents utilize public transit, Blacks 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 Blacks 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. 234 Item 2.5 - Attachment 6
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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 connects 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 buses 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.
Figure 7.35: All Transit Performance Score – San Anselmo (2019) Source: AllTransit.org, AllTransit Metrics – San Anselmo, 2022.
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 237 Item 2.5 - Attachment 6
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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 indicates 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. 238 Item 2.5 - Attachment 6
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Figure 7.36: Regional Jobs Proximity Index by Block Group (2017) 239 Item 2.5 - Attachment 6
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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 below shows that the lowest economic scores are 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 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.
Figure 7.37: Regional TCAC Economic Score by Tract (2021) 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. 240 Item 2.5 - Attachment 6
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Figure 7.38: Jobs Proximity Index by Block Group (2017) 241 Item 2.5 - Attachment 6
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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 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 4.0 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). 243 Item 2.5 - Attachment 6
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Figure 7.40: Regional TCAC Environmental Score by Tract (2021) 244 Item 2.5 - Attachment 6
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Figure 7.41: Regional CalEnviroScreen 4.0 Scores by Tract (2021) 245 Item 2.5 - Attachment 6
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Local Trends
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.
Figure 7.42: TCAC Environmental Scores by Tract (2021)
The Office of Environmental Health Hazard Assessment has released updated scored in February 2020 (CalEnviroscreen 4.0). The CalEnviroscreen
4.0 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. 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 in census tracts with the highest environmental domain scores and the highest CalEnviroScreen 4.0 scores within the 10th percentile. 246 Item 2.5 - Attachment 6
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Figure 7.43: Sites Inventory and CalEnviroScreen 4.0 Score by Tract (2021) 247 Item 2.5 - Attachment 6
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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) 248 Item 2.5 - Attachment 6
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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. 250 Item 2.5 - Attachment 6
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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.
Table 7.20: Loan Approval, Denial, and Withdrawal by Race All Applicants White Asian Hispanic/
Latino
Black/African
American
Loans approved 55.9% 60.0% 59.0% 50.0% 48.0%
Loans denied 11.3% 12.0% 16.0% 18.0% 19.0%
Loans withdrawn by applicant 13.3% 14.0% 13.0% 19.0% 14.0% Source: 2017 HMDA, as presented in 2020 Marin County AI.
According to the 2020 AI, there were several categories for reasons loans were denied. Under the category, “Loan Denial Reason: insufficient cash - down payment and closing costs,” African Americans were denied 0.7 percent more than White applicants. Denial of loans due to credit history significantly affected Asian applicants more than others; and under the category of “Loan Denial Reason: Other”, the numbers are starkly higher for African American applicants.
The AI also identified many residents who lived in Marin City during the Marinship years19 were not allowed to move from Marin City to other parts of the county because of discriminatory housing and lending policies and practices. For those residents, Marin City has been the only place where they have felt welcomed and safe in the county.
Based on the identified disparities of lending patterns for residents of color and a history of discriminatory lending practices, the AI recommended further fair lending investigations/testing into the disparities identified through the HMDA data analysis. More generally, it recommended that HMDA data for Marin County should be monitored on an ongoing basis to analyze overall lending patterns in the county. In addition (and what has not been studied for this AI), lending patterns of individual lenders should be analyzed, to gauge how effective the Community Reinvestment Act (CRA) programs of individual lenders are in reaching all communities to ensure that people of all races and ethnicities have equal access to loans. 19 Marinship is a community of workers created by the Bechtel Company which during World War II built nearly 100 liberty ships and tankers. Since Marinship faced a shortfall in local, available workers, Bechtel overlooked the workplace exclusions that were standard at the time and recruited African Americans from southern states such as Louisiana, Arkansas, Texas and Oklahoma. A thorough history if Marin City and Marinship is found in the local knowledge section.
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Local Trends
Loan applications by race/ethnicity in San Anselmo from 2018 to 2019 are presented in Figure7.47 Most home loan applications were submitted by White non-Hispanic residents, a reflection of the overall racial/ethnic composition of the City. Non-Hispanic White applicants represent 71 percent of the application pool, but 85.9 percent of the overall population. Asian and Hispanic residents are also slightly underrepresented in the loan application pool; however, the race or ethnicity of 22.1 percent of loan applicants is unknown.
Approximately 14.6 percent of all loans were denied during this period. Black/African American applications were denied at the highest rate (29 percent), followed by Asian/API applications (18 percent). Non-Hispanic White applicants and Hispanic/Latino applicants were denied at the same rate of 15 percent. As discussed previously, the County AI recommended HMDA data be monitored due to disparities in lending patterns based on race or ethnicity.
Figure 7.47: Loan Applications by Race/Ethnicity – San Anselmo (2018-2019) 253 Item 2.5 - Attachment 6
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Disproportionate Needs
The AFFH Rule Guidebook defines disproportionate housing needs as a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area (24 C.F.R. § 5.152). The analysis is completed by assessing cost burden, overcrowding, and substandard housing.
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD provides detailed information on housing needs by income level for different types of households in Marin County. Housing problems considered by CHAS include:
• Housing cost burden, including utilities, exceeding 30 percent of gross income; • Severe housing cost burden, including utilities, exceeding 50 percent of gross income; • Overcrowded conditions (housing units with more than one person per room); and • Units with physical defects (lacking complete kitchen or bathroom According to CHAS data based on the 2013-2017 ACS, approximately 40 percent of Marin County households experience housing problems, compared to 37.2 percent of households in San Anselmo. In both Marin County and town, renters are more likely to be affected by housing problems than owners.
Cost Burden
Regional Trends
As presented in Table 7.21, in Marin County, approximately 38 percent of households experience cost burdens. Renters experience cost burdens at higher rates than owners (48 percent compared to 32 percent), regardless of race. Among renters, American Indian and Pacific Islander households experience the highest rates of cost burdens (63 percent and 86 percent, respectively). Geographically, cost burdened renter households are concentrated census tracts in North and Central Marin in Novato and San Rafael (Figure 7.48). In these tracts, between 60 and 80 percent of renter households experience cost burdens. Throughout the incorporated County census tracts, between 40 and 60 percent of renter households are experiencing cost burdens. Cost-burdened owner households are concentrated in West Marin census tract surrounding Bolinas Bay and Southern Marin within Sausalito.
Table 7.21: Housing Problems and Cost Burden by Race/Ethnicity – Marin County (2017) White Black Asian Am. Ind. Pac Isl. Hispanic All
With Housing Problem
Owner-Occupied 31.8% 41.1% 30.7% 37.5% 0.0% 52.7% 32.9% Renter-Occupied 47.9% 59.5% 51.2% 62.5% 85.7% 73.7% 53.2% All Households 36.6% 54.5% 38.7% 43.8% 54.5% 67.5% 40.2% With Cost Burden
Owner-Occupied 31.2% 41.1% 29.0% 37.5% 0.0% 49.4% 32.2% Renter-Occupied 45.1% 57.5% 41.5% 62.5% 85.7% 58.9% 47.7% All Households 35.4% 53.1% 33.9% 43.8% 54.5% 56.1% 37.7% Note: Used CHAS data based on 2013-2017 ACS despite more recent available data being available as this dataset is included in the ABAG Housing Data Needs Package.
Source: HUD CHAS Data (based on 2013-2017 ACS), 2020.
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Figure 7.48: Regional Cost Burdened Renter Households by Tract (2019) 255 Item 2.5 - Attachment 6
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Figure 7.49: Regional Cost Burdened Owner Households by Tract (2019) Housing problems and cost burdens can also affect special needs populations disproportionately. Table 7.22 shows that renter elderly and large households experience housing problems and cost burdens at higher rates than all renters, all households, and their owner counterparts.
Table 7.22: Housing Problems, Elderly and Large Households – Marin County (2017) Owner-Occupied Renter-Occupied All
Elderly Households Large
Households All Owner Elderly LargeHouseholds All Renters Any Housing Problem 34.0% 30.2% 32.9% 59.3% 74.0% 53.2% 34.0% Cost Burden > 30% 33.6% 26.7% 32.2% 55.9% 50.0% 47.7% 33.6% Source: HUD CHAS (based on 2013-2017 ACS), 2020.
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Local Trends
Cost burden is less common amongst San Anselmo households compared to the county; 35.7 percent of households in the town are cost burdened compared to 37.7 percent countywide (Table 7.23). Similarly, 47.7 percent of renters in Marin County are cost burdened compared to only 40 percent in the town. According to the 2015-2019 ACS, San Anselmo has a relatively low proportion of renters (32.4 percent), compared to 36 percent in the county and 44 percent in the Bay Area. Renters are more likely to be cost burdened compared to owners.
Hispanic households are the most likely to experience cost burden compared to other racial/ethnic groups in San Anselmo. According to HUD CHAS estimates, 81.3 percent of Hispanic owners and 50 percent of Hispanic renters are cost burdened. White renter-occupied households are also cost burdened at a rate slightly exceeding the citywide average (42.9 percent).
Table 7.23: Housing Problems and Cost Burden by Race/Ethnicity – San Anselmo (2017) White Black Asian Am. Ind. Pac Isl. Hispanic All
With Housing Problem
Owner-Occupied 35.0% N/A 10.5% N/A N/A 80.0% 35.6%
Renter-Occupied 43.8% 0.0% 0.0% N/A N/A 50.0% 42.4%
All Households 37.0% 0.0% 7.4% N/A N/A 70.0% 37.2%
With Cost Burden
Owner-Occupied 34.2% N/A 10.5% N/A N/A 81.3% 34.3%
Renter-Occupied 42.9% 0.0% 0.0% N/A N/A 50.0% 40.0%
All Households 36.2% 0.0% 7.4% N/A N/A 70.8% 35.7%
Source: HUD CHAS Data (based on 2013-2017 ACS), 2020.
As discussed previously, housing problems and cost burden often affect special needs populations disproportionately. Rates of housing problems and cost burden for elderly and large households in the town are presented in Table 7.24. Large households in San Anselmo are not cost burdened at a rate exceeding the townwide average. Conversely, 34.7 percent of elderly owner-occupied households are cost burdened, compared to 34.3 percent of owners townwide, and 59 percent of elderly renter-occupied households are cost burdened, compared to 40 percent of renters townwide. Elderly households are cost burdened at a higher rate in San Anselmo than the county.
Table 7.24: Housing Problems, Elderly and Large Households – San Anselmo (2017) Owner-Occupied Renter-Occupied All
Elderly Households Large
Households All Owner Elderly LargeHouseholds All Renters Any Housing Problem 34.2% 29.3% 35.6% 62.6% 0.0% 42.4% 37.2% Cost Burden > 30% 34.7% 29.3% 34.3% 59.0% 0.0% 40.0% 35.7% Source: HUD CHAS (based on 2013-2017 ACS), 2020.
Figure 7.50 and Figure 7.51 show cost burden in the town by tract and tenure. According to the HCD AFFH Data Viewer, between 40 and 60 percent of renters in all San Anselmo tracts are cost burdened. Similarly, between 20 to 40 percent of owners in all tracts are cost burdened. Since the 2010-2014 ACS, overpayment amongst renters has remained generally constant in all tracts, while overpayment amongst owners has decreased in all tracts. All units of all income levels generated from the RHNA opportunity sites are located in census tracts with 40 to 60 percent of renters that are cost burdened and 20 to 40 percent of owners that are cost burdened. 257 Item 2.5 - Attachment 6
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Figure 7.50: Sites Inventory and Cost Burdened Renters by Tract (2019) 258 Item 2.5 - Attachment 6
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Figure 7.51: Sites Inventory and Cost Burdened Owners by Tract (2019) 259 Item 2.5 - Attachment 6
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Overcrowded Households
Regional Trends
Overcrowding is defined as housing units with more than one person per room (including dining and living rooms but excluding bathrooms and kitchen). According to the 2017 five-year ACS estimates, about 6.5 percent of households in the Bay Area region are living in overcrowded conditions (Table 7.28). About 11 percent of renter households are living in overcrowded conditions in the region, compared to three percent of owner households. Overcrowding rates in Marin County are lower than the Bay Area (four percent and 6.5 percent, respectively) and like regional trends, Marin County a higher proportion of renters experience overcrowded conditions compared to owners. Overcrowded households in the region are concentrated in Richmond, Oakland, and San Francisco (Figure 7.50). At the county level, overcrowded households are concentrated North and Central Marin, specifically in downtown Novato and the southeastern tracts of San Rafael (Canal).
While the ACS data shows that overcrowding is not significant problem, it is likely that this data is an undercount, especially with families who may have undocumented members. It is also likely that agriculture worker housing is overcrowded and undercounted.
Table 7.28: Overcrowded Households – Bay
Area and Marin County (2017)
Bay Area Marin County
Owner-Occupied 3.0% 0.8%
Renter Occupied 10.9% 9.4%
All Households 6.5% 3.9%
Note: Overcrowding means more than one person per household.
Source: ABAG Housing Data Needs Package, HUD CHAS (based on 2013-2017 ACS), 2020. 260 Item 2.5 - Attachment 6
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Figure 7.52: Regional Overcrowded Households by Tract
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Local Trends
Overcrowding is generally not an issue in the town. As shown in Table 7.29, only 0.8 percent of owner-occupied households are overcrowded, all of which are severely overcrowded. Amongst renter households, 2.4 percent are overcrowded, and none are severely overcrowded. Only 1.3 percent of households in San Anselmo are overcrowded, compared to 3.9 percent in the county and 3.5 percent in the Bay Area. The rate of overcrowding in all San Anselmo tracts is also below the statewide average of 8.2 percent. All units generated from the RHNA opportunity sites are in census tracts below the statewide average for overcrowded households.
Table 7.29: Overcrowded Households – San Anselmo (2017) Overcrowded
(>1 person per room)
Severely Overcrowded
(>1.5 persons per
room)
Owner-Occupied 0.8% 0.8%
Renter Occupied 2.4% 0.0%
All Households 1.3% 0.5%
Source: ABAG Housing Data Needs Package, HUD CHAS (based on 2013-2017 ACS), 2020.
Figure 7.53: Overcrowded Households by Tract
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Substandard Conditions
Regional Trends
Incomplete plumbing or kitchen facilities can be used to measure substandard housing conditions. Incomplete facilities and housing age are estimated using the 2015-2019 ACS. In general, residential structures over 30 years of age require minor repairs and modernization improvements, while units over 50 years of age are likely to require major rehabilitation such as roofing, plumbing, and electrical system repairs.
According to 2015-2019 ACS estimates, shown in Table 7.30, 1.3 percent or less of households in the Bay Area and Marin County lack complete kitchen and plumbing facilities. Incomplete kitchen facilities are more common in both the Bay Area and Marin County and affect renter households more than owner households. In Marin County, one percent of households lack complete kitchen facilities and 0.4 percent lack complete plumbing facilities. In the county, more than 2 percent of renters lack complete kitchen facilities while less than one percent of renter households lack plumbing facilities.
Table 7.30: Substandard Housing Conditions –Bay Area and Marin County (2019) Bay Area Marin County
Lacking complete kitchen
facilities
Lacking complete plumbing
facilities
Lacking complete kitchen
facilities
Lacking complete plumbing
facilities
Owner 0.3% 0.2% 0.2% 0.3%
Renter 2.6% 1.1% 2.4% 0.6%
All Households 1.3% 0.6% 1.0% 0.4%
Source: American Community Survey, 2015-2019 (5-Year Estimates).
Like overcrowding, ACS data may not reflect the reality of substandard housing conditions in the county. Staff have received comments about substandard conditions related to lack of landlord upkeep/care (i.e., moldy carpets) or hot water delays, especially from the Hispanic/Latin community.
Housing age can also be used as an indicator for substandard housing and rehabilitation needs. As stated above, structures over 30 years of age require minor repairs and modernization improvements, while units over 50 years of age are likely to require major rehabilitation. In the county, 86 percent of the housing stock was built prior to 1990, including 58 percent built prior to 1970 (Table 7.32). Figure 7.54 shows median housing age for Marin County cities and Census-designated places (CDPs). Central and Southern Marin, specifically the cities of Ross, Fairfax, and San Anselmo have the oldest housing while Novato, Black Point-Green Point CDP, Nicasio CDP, Muir Beach CDP, and Marin City CDP have the most recently built housing.
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Figure 7.55: Median Housing Age by Marin County Cities and Census-Designated Places (CDPs) Source: 2015-2019 ACS (5-Year Estimates).
Local Trends
There are no owner-occupied households in San Anselmo lacking complete kitchen facilities (Table 7.31). Compared to Marin County, a smaller proportion of households in San Anselmo lack complete kitchen facilities (0.3 percent). One percent of renters in the town lack complete kitchen facilities, which is less than both the county (2.4 percent) and the Bay Area (2.6 percent).
A slightly larger proportion of owner-occupied and renter-occupied households in the town lack complete plumbing facilities compared to the county. Overall, 0.5 percent of households in San Anselmo lack complete plumbing facilities compared to 0.4 percent in Marin County and 0.6 percent in the Bay Area.
Table 7.31: Substandard Housing Conditions
San Anselmo (2019)
Lacking complete
kitchen facilities
Lacking complete
plumbing facilities
Owner-Occupied Households 0.0% 0.5%
Renter-Occupied
Households 1.0% 0.7%
All Households 0.3% 0.5%
Source: American Community Survey, 2015-2019 (5-Year Estimates). 264 Item 2.5 - Attachment 6
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Table 7.32 shows housing stock age by block group, town, and county. Nearly 81 percent of housing units in the town were built in 1969 or earlier compared to only 58 percent countywide. As discussed previously, units aged 50 and older are likely to require major rehabilitation. As shown in Figure 7.56, older housing units are most concentrated in block groups in the central and southwestern areas of the town. More than 73 percent of housing units in all San Anselmo block groups were built prior to 1970.
Table 7.32: Housing Stock Age (2019)
Block Group/Jurisdiction 1969 or Earlier
(50+ Years)
1970-1989
(30-50 Years)
1990 or Later (<30
Years)
Total Housing
Units
Block Group 1, Tract 1150 73.4% 19.3% 7.3% 1,195
Block Group 3, Tract 1150 84.4% 15.6% 0.0% 649
Block Group 4, Tract 1150 100.0% 0.0% 0.0% 421
Block Group 1, Tract 1160 86.5% 6.6% 6.9% 713
Block Group 2, Tract 1160 75.5% 14.4% 10.1% 645
Block Group 1, Tract 1170 78.1% 15.4% 6.4% 590
Block Group 2, Tract 1170 78.7% 11.0% 10.3% 263
Block Group 3, Tract 1170 76.6% 6.4% 16.9% 590
Block Group 4, Tract 1170 81.8% 12.6% 5.5% 688
San Anselmo 80.7% 12.2% 7.1% 5,450
Marin County 58.0% 28.2% 13.9% 113,084
Source: American Community Survey, 2015-2019 (5-Year Estimates). 265 Item 2.5 - Attachment 6
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Figure 7.56: Median Housing Age by Block Group (2019)
Source: 2015-2019 ACS (5-Year Estimates).
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Displacement Risk
Regional Trends
UC Berkeley’s Urban Displacement project defines residential displacement as “the process by which a household is forced to move from its residence - or is prevented from moving into a neighborhood that was previously accessible to them because of conditions beyond their control.” As part of this project, the research has identified populations vulnerable to displacement (named “sensitive communities”) in the event of increased redevelopment and drastic shifts in housing cost. The project defines vulnerability based on the share of low-income residents per tract and other criteria including share of renters is above 40 percent, share of people of color is more than 50 percent, share of low-income households severely rent burdened, and proximity to displacement pressures. Displacement pressures were defined based on median rent increases and rent gaps.
Using this methodology, sensitive communities in the Bay Area region were identified in the coastal census tracts of Contra Costa, Alameda, and San Francisco County, specifically in the cities of Vallejo, Richmond, Berkeley, Oakland, and San Francisco (Figure 7.57). In Marin County, sensitive communities were identified in the cites of Novato and San Rafael, and the unincorporated areas of Marin City, Strawberry, Northern and Central Coastal West Marin and Nicasio.
Figure 7.57: Regional Sensitive Communities At Risk of Displacement by Tract (2021) 267 Item 2.5 - Attachment 6
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Local Trends
There are no areas in San Anselmo identified as sensitive communities at risk of displacement. The closest community at risk of displacement is east of San Anselmo in San Rafael.
Figure 7.58: Sensitive Communities At Risk of Displacement by Tract (2021) 268 Item 2.5 - Attachment 6
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As discussed previously, vulnerability is measured based on several variables including: share of renters exceeding 40 percent, share of people of color exceeding 50 percent, share of low-income households severely rent burdened, and proximity to displacement pressures. Displacement pressures were defined based on median rent increases and rent gaps. San Anselmo is a predominately owner-occupied household community (67.6 percent) with a large White population (85.9 percent). Since the 2006-2010 ACS, the non-Hispanic White population increased from 83.4 percent, and the share of owner-occupied households increased from 66.9 percent. As presented in Figure 7.50, White householders are significantly more likely to own their home compared to all other racial/ethnic groups in San Anselmo. Over 70 percent of non-Hispanic White households own their homes. In comparison, all Black/African American householders are renters. Similarly, 70.1 percent of householders of a race not listed (“Other race”) or multiple races, 60.8 percent of Hispanic/Latino householders, and 46.5 percent of Asian/API householders are renters in San Anselmo.
Figure 7.59: Housing Tenure by Race of Householder (2019) Source: ABAG Data Needs Package, 2015-2019 ACS.
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Figure 7.60 shows the median contract rent in San Anselmo, Marin County, and the Bay Area from 2009 to 2019. As of 2019, San Anselmo had the lowest median contract rent price of $1,820 when compared to the county ($1,961) and the Bay Area ($1,849). Over the past ten years, median contract rent has increased by 39.3 percent in San Anselmo, a slightly higher increase than Marin County (37.9 percent) but significantly lower than the Bay Area region (54.6 percent). As discussed above, increasing rental prices in the town are more likely to disproportionately affect people of color, specifically Black/African American and Hispanic/Latino households.
Figure 7.60: Median Contract Rent (2009-2019)
Source: ABAG Data Needs Package, 2015-2019 ACS.
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Homelessness
Regional Trends
As presented in Table 7.33, according to the County’s Point-in-Time (PIT) Homeless Count and Survey, there were 1,034 persons experiencing homelessness in Marin County in 2019. Most of the people experiencing homelessness in the county were unsheltered (68.5 percent). Another 16.6 percent were living in emergency shelters, and 14.9 percent were living in transitional housing. Since 2015, the county’s homeless population has decreased by 21 percent (1,309 persons in 2015). However, in 2015, only 64 percent of the homeless population was unsheltered compared to 68 percent in 2019.
Table 7.33: Homelessness by Shelter Status
Marin County (2019)
Persons Percent
Sheltered – Emergency Shelter 172 16.6%
Sheltered – Transitional Housing 154 14.9%
Unsheltered 708 68.5%
Total 1,034 100.0%
Source: ABAG Housing Data Needs Package, HUD Continuum of Care (CoC) Homeless Popula- tions and Subpopulations Reports, 2019.
Black/African American, Hispanic/Latino, and American Indian/Alaska Native populations are all overrepresented in the county’s homeless population. Conversely, Asian, White, and “Other race” populations are underrepresented. Black or African American persons are the most overrepresented in the homeless population, accounting for 16.7 percent of the homeless population but only 2.2 percent of the population countywide. Table 7.34 shows the share of people experiencing homelessness and total populations by race and ethnicity.
Table 7.34: Racial/Ethnic Share of General and Homeless Populations Marin County (2019)
Share of Homeless Population
Share of Overall
Population
American Indian or Alaska Native (Hispanic and Non-Hispanic) 3.5% 0.4% Asian / API (Hispanic and Non-Hispanic) 3.1% 6.1%
Black or African American (Hispanic and Non-Hispanic) 16.7% 2.2% White (Hispanic and Non-Hispanic) 66.2% 77.8%
Other Race or Multiple Races (Hispanic and Non-Hispanic) 10.5% 13.5% Hispanic/Latino 18.8% 15.9%
Non-Hispanic/Latino 81.2% 84.1%
Source: ABAG Housing Data Needs Package – HUD Continuum of Care (CoC) Homeless Populations and Subpopulations Reports, 2019; 2015-2019 ACS (5-Year Estimates). 271 Item 2.5 - Attachment 6
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The number of students in local public schools experiencing homelessness in the county has also increased in recent years. Since the 2016-17 school year, the number of students experiencing homelessness in Marin County has increased from 976 to 1,268 during the 2019-20 school year, a nearly 30 percent increase. Conversely, the Bay Area as a whole has seen a decrease in students experiencing homelessness during the same time period (Figure 7.61).
Figure 7.61: Students in Local Public Schools Experiencing Homelessness Source: Source: ABAG Housing Data Needs Package – California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data.
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The County’s 2019 Homeless PIT Count and Survey found that nearly half (49 percent) of respondents reported that economic issues, such as rent increases or a lost job, were the primary cause of their homelessness. Other causes include personal relationship issues (36 percent), mental health issues (16 percent), substance use issues (14 percent), and physical health issues (11 percent). The 2019 PIT Count and Survey also showed that 73 percent of homeless respondents reported needing rental assistance (Figure 7.62). Additional assistance needed includes more affordable housing (69 percent), money for moving costs (55 percent), help finding an apartment (37 percent), transportation (31 percent), and case management (29 percent). The need for rental assistance reflects the high cost of housing in the county. As discussed previously, nearly half (47.7 percent) of renter-occupied households in the town are cost burdened.
Figure 7.602 Assistance Needed to Obtain Permanent Housing Source: 2019 Marin County Point-in-Time (PIT) Count and Survey Report. 273 Item 2.5 - Attachment 6
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Local Trends
According to the County’s 2019 PIT Count and Survey, there are no sheltered individuals experiencing homelessness in San Anselmo. There are no emergency shelters in San Anselmo. Emergency shelters located closest to the town are all located in San Rafael and include Homeward Bound of Marin Mill Street Center (55 beds), Homeward Bound of Marin Family Center (25 beds), and Homeward Bound of Marin Voyager Program (10 beds). As shown in Figure 7.63, the town’s homeless population has increased from 13 persons in 2015 to 20 persons in 2019, an increase of 54 percent. In comparison, the unsheltered population in Central Marin decreased 28.6 percent during the same period, from 388 individuals to 277 individuals. The unsheltered homeless population in San Anselmo represents only 3.4 percent of the unsheltered population in Central Marin in 2015, but 7.2 percent in 2019. Persons experiencing homelessness in San Anselmo represent a smaller proportion of the population (0.2 percent) compared to the county (0.4 percent).
Figure 7.63: Population of Unsheltered Homeless Individuals (2015-2019) Source: 2019 Marin County Point-in-Time (PIT) Count and Survey Report. 274 Item 2.5 - Attachment 6
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Site Inventory
AB 686 requires that a jurisdiction’s site inventory “…shall be used to identify sites throughout the community, consistent with…” its duty to affirmatively further fair housing. The number of units, location and assumed affordability of identified sites throughout the community (i.e., lower, moderate, and above moderate-income RHNA) relative to all components of the assessment of fair housing was integrated throughout the discussion in the fair housing assessment section.
A summary of the sites inventory analysis and a further breakdown of the RHNA strategy and AFFH variables by San Anselmo neighborhood is included below and shown in Table 7.35 and Figure 7.62. For the purposes of this analysis, the City has been divided into the following neighborhoods:
• Northern San Anselmo (Tract 1150): Bound by northern, eastern, and western town boundaries and Sie Francis Drake Boulevard and Shaw Drive to the south.
• Central San Anselmo (Tract 1160): Bound by Sir Francis Drake Boulevard to the north, Madrone Avenue and Redwood Road to the south, and the western town boundary.
• Southern San Anselmo (Tract 1170): Bound by the southern, eastern, and western town boundaries and Redwood Road, Madrone Avenue, and Shaw Drive to the north.
Northern San Anselmo
There are only two sites identified in Northern San Anselmo. Most units are allocated towards the lower income RHNA (77 units). An additional 9 units are allocated towards the moderate-income RHNA. This section of the town is a highest resource area with smaller proportions of non-White populations and LMI households. Half of renters and 39.6 percent of owners residing in this area neighborhood are cost burdened and only 0.3 percent of households are overcrowded, significantly lower than that statewide average of 8.2 percent. Less than 10 percent of the population in this tract experiences one or more disability and more than 80 percent of children residing in this tract live in married couple households.
Northern San Anselmo has the largest share of cost burdened renters (39.6 percent) amongst all San Anselmo tracts; however, rates of renter cost burdened are generally comparable to Central San Anselmo (31.4 percent) and Southern San Anselmo (39.4 percent). While the Town’s RHNA strategy places only lower income RHNA units in this area of the town, lower income units are not isolated to this neighborhood alone. An additional 56 lower income units are located in Central San Anselmo and 388 in Southern San Anselmo, ensuring lower income housing is not concentrated in a single area of the town. Further, like San Anselmo as a whole, this section of the town is generally affluent with the highest access to opportunities including educational, environmental, transportation, and economic. Additional affordable units in this area may also serve the existing cost burdened household population residing in this tract. The Town’s RHNA strategy does not exacerbate existing fair housing conditions in Northern San Anselmo.
Central San Anselmo
There are four sites located in Central San Anselmo, totaling 5 units (all above moderate-income units). The block group encompassing the sites identified to meet the RHNA has a population of racial/ethnic minorities of 15.1 percent and LMI households of 41.7 percent. Central San Anselmo is considered a highest resource area where 54 percent of renters and 31.4 percent of owners are cost burdened. There are no overcrowded households in this neighborhood.
The Town’s RHNA strategy places above moderate-income income units in Central San Anselmo due to the small size of the sites available for development and relatively lower access to transit and resources in this neighborhood. The five units located in this area represent only two percent of the total above-moderate income units planned in the town. The Town’s strategy ensures that above-moderate income units are interspersed moderate and low-income units throughout several different areas of the town where sites are available for development and in closer proximity to transit and resources. This strategy promotes mixed income communities and reduces segregation. Like trends townwide, Central Anselmo is generally an affluent area with adequate access to opportunities and low to moderate levels of disproportionate housing needs. The Town’s RHNA strategy does not exacerbate existing fair housing conditions in this neighborhood. 275 Item 2.5 - Attachment 6
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Southern San Anselmo
Southern San Anselmo has the highest concentration of sites. Southern San Anselmo contains a total of 164 sites with an allocation of 673 units (213 lower income units, 264 moderate-income units, and 196 above moderate-income units). Southern San Anselmo is also considered a highest resource tract where 55.6 percent of renters and 39.4 percent of owners are cost burdened. Only 2.5 percent of households in this area are overcrowded. Southern San Anselmo also has a higher concentration of persons with disabilities (11.4 percent) compared to the remainder of the town, likely do to the larger elderly population residing there.
Due to the high volume of sites in this area, Southern San Anselmo is compared by block group in this paragraph. Block groups 1 and 2 have the highest concentration of RHNA units (248 units and 258 units, respectively). Block groups 1 and 2 are the highest resource areas with few fair housing issues. Block group 4, generally bound by San Anselmo Avenue to the east, Center Boulevard to the north, and Cedar Street to the west, is the only LMI area in the town where 56 percent of households are low or moderate-income. While the town does place 151 units in this block group, this includes a variety of unit types at various income levels. The town allocates 67 lower income units, 104 moderate-income units, and 77 above moderate-income units in this block group ensuring lower and moderate-income units are not concentrated in an area where LMI households are currently more prevalent. Consistent with the town as a whole, Southern San Anselmo is an affluent, high resource area.
Table 7.35: RHNA Sites by AFFH Variables
Tract/BG
# of
Households
in Tract
Total
Capacity
(Units)
Income Distribution TCAC
Opp.
Category
% NonWhite%
LMI Pop.
% Overcrowded
Renter
Cost
Burden
Owner
Cost
Lower Moderate Burden Above
Moderate
Northern San Anselmo
1150 2,873 120 112 8 0 Highest 13.9% 25.2% 0.3% 50.0% 39.6% Central San Anselmo
1160 1,270 5 0 0 5 Highest 15.1% 41.9% 0.0% 54.0% 31.4% Southern San Anselmo
1170 1,864 673 213 264 196 Highest 17.1% 33.7% 2.5% 55.6% 39.4% 276 Item 2.5 - Attachment 6
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Figure 7.64: Sites Inventory
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Summary of Fair Housing Issues
Table 7.36, below, shows a summary of the issues identified in this Assessment of Fair Housing. Fair housing issues are most concentrated in tracts in the southern end of the town, primarily in census tract 1170, where there are higher concentrations of low-moderate-income populations (census tract 1170, block group 4 contains 50-75 percent), populations with a disability (10-20 percent), homeowners overpaying for housing (greater than 80 percent), the lowest median income (census tract 1170, block group 4 has a median income of $56,324 which is less than the HCD State median of $87,100), population of individuals 18 years old and older living alone (20-40 percent), and is the only census tract that is not a racially concentrated area of affluence (RCAA).
Table 7.36 Summary of Fair Housing Issues
Fair Housing Issue Summary
Enforcement and Outreach
Fair Housing Records Fair Housing Advocates of Northern California provides free outreach and consultation regarding fair housing issues in Marin County, investigating all aspects of discrimination complaints.
Integration and Segregation
Race/Ethnicity San Anselmo has a relatively homogenous set of census tracts, all having high proportions of white populations. 85.9 percent of residents are White compared to 71.2 percent in Marin County.
Disability 7.6 percent of residents experience a disability compared to 9.1 % in the county.
Familial Status 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.
There are 1,655 households with children in San Anselmo representing 31.7 percent of households townwide. Most of the town contains concentrations of greater than 80 percent households with children, with most of the opportunity sites located in these areas. Over five percent of households in the town are single-parent households, most of which are female-headed single-parent households (3.5 percent).
Income Nearly 55 percent of households in San Anselmo earn more than 100 percent of the area median income (AMI), compared to 50percent in Marin County. Census tract 1140, block group 4 is the only census tract 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.
Racially or Ethnically Concentrated Areas of Poverty
Racially/Ethnically Concentrated
Areas of Poverty (R/ECAPs)
There are no R/ECAPs in San Anselmo; there are also no tracts categorized as areas of high segregation and poverty by the Fair Housing Task Force.
Racially/Ethnically Concentrated
Areas of Affluence (RCAAs)
All of San Anselmo’s tracts have less than or equal to 20% non-white residents.
The block groups in the northern portion of the town have median incomes greater than $100,000 while the block groups in the southern portion of the town have median incomes between $80,000 and $100,000 Census tracts 1150 and 1160 are considered RCAAs and census tract 1170 is not an RCAA.
Access to Opportunities
Economic The entire town scored an economic domain score of 0.5 – 0.75.
Education The entire town scored an education domain score of .75-1, the most positive education outcomes.
Environmental The entire town scored an environmental domain score of .75-1, the most positive environmental outcomes.
Transportation San Anselmo achieves a score of 5.6 according to AllTransit.
Disproportionate Housing Needs
Housing Problem 37.2 percent of the town’s households experience a housing problem, while 40 percent of households in Marin County experience a housing problem.
In both Marin County and the town, renters are more likely to be affected by housing problems than owners.
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Fair Housing Issue Summary
Cost Burden 35.7 percent of households in San Anselmo are cost burdened compared to 37.7 percent countywide. Similarly, 47.7 percent of renters in the county are cost burdened compared to only 40 percent in the town.
Overcrowding 0.8 percent of owner-occupied households are overcrowded, all of which are severely overcrowded.
Amongst renter households, 2.4 percent are overcrowded, and none are severely overcrowded.
In Marin County 3.9 percent of households are overcrowded and a higher proportion of renters experience overcrowded conditions compared to owners.
Incomplete Plumbing and Kitchen
Facilities
In Marin County, one percent of households lack complete kitchen facilities and 0.4 percent lack complete plumbing facilities. More than 2 percent of renters lack complete kitchen facilities compared to less than one percent of renter households lacking plumbing facilities.
There are no owner-occupied households in San Anselmo lacking complete kitchen facilities. A smaller proportion of households in San Anselmo lack complete kitchen facilities (0.3 percent) compared to Marin County (one percent). Only one percent of renters in the town lack complete kitchen facilities (one percent) compared to both the county (2.4 percent) and Bay Area (2.6 percent).
Displacement There are no areas in San Anselmo that have been identified as sensitive communities at risk of displacement.
Fair Housing Issues and Contributing Factors
Lack of Fair Housing Testing, Education, and Outreach
The Town lacks information on fair housing law and discrimination complaint filing procedures on the Town website. Current outreach practices may not provide sufficient information related to fair housing, including federal and state fair housing law and affordable housing opportunities. Cost burdened households throughout San Anselmo may be unaware of affordable housing opportunities. Approximately 74 percent of discrimination complaints filed though FHANC between 2016 and 2021 were related to disability status. The Town may lack sufficient education and outreach related to reasonable accommodation and ADA laws based on the proportion of complaints related to disability status. Further, while fair housing testing was conducted in the county, fair housing tests in San Anselmo may be insufficient for monitoring housing discrimination.
Contributing Factors
• Lack of resources for fair housing agencies and organizations. • Lack of availability and awareness of affordable units in a range of sizes. • Lack of outreach, especially related to reasonable accommodations and ADA laws.
Lack of Housing Choice and Mobility
Most of the community is in the R-1 zoning district which allows for only single-family detached homes and ADUs and JADUs. The lack of housing choice throughout the community perpetuates issues of segregation, especially for the disability community.
Contributing Factors
• Overly restrictive zoning.
• Insufficient access to publicly supported housing for persons with disabilities. 279 Item 2.5 - Attachment 6
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Discrimination in Home SalesMarket and Disparities in Homeownership Rates Asian and Hispanic residents may be slightly underrepresented in the home loan application pool; however, the race or ethnicity of nearly a quarter of loan applicants is unknown. The Black/African American population was denied home loans at the highest rate (29 percent), significantly high than the White population (15 percent) and Hispanic population (15 percent). Asian applicants (18 percent) were also denied at a rate exceeding the townwide rate of 14.6 percent. The Hispanic/Latino and Asian populations make up the second and third largest racial/ethnic populations in the town following the White population. Less than 30 percent of non-Hispanic White householders are renters compared to 100 percent of Black/African American householders, 70.1 percent of other/multiple race householders, 60.8 percent of Hispanic/Latino householders, and 46.5 percent of Asian householders.
Contributing Factors
• Private discrimination in the home sales market.
• Availability of affordable housing in all areas of town. • Lack of fair housing testing/monitoring.
• Lack of opportunities for residents to obtain housing in higher opportunity areas.
Community Opposition to Affordable Housing
According to the 2020 County Analysis of Impediments to Fair Housing Choice, community opposition to housing development remains the number one barrier to housing development in the county. The AI cites the following reasons for community resistance to development: concerns about traffic congestion, a desire for the preservation of open spaces, loss of local control, and the impact on schools. According to the 2020 AI, opposition to new housing developments can arise in all neighborhoods of the county, but it is especially the case in majority White neighbor- hoods. As discussed previously, San Anselmo is characterized by a non-Hispanic White population of 85.9 percent, higher than the 71.2 percent countywide.
Contributing Factors
• Community concerns about housing densities and impacts on traffic congestion, open spaces, loss of local control, and schools.
Substandard Housing Conditions
While the City does not have a large proportion of households lacking complete kitchen or plumbing facilities, approximately 93 percent of housing units are aged 30 years or older, including 80.7 percent aged 50 years or older, and may require minor or major rehabilitation. Aging housing units are mostly concentrated in the southwestern and central areas of the town, but aging housing units are prevalent townwide.
Contributing Factors
• Lack of monitoring.
• Age of housing stock and cost of repairs or rehabilitation. 280 Item 2.5 - Attachment 6
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Alignment with State AFFH Goals
The State of California passed AFFH related legislation to meet several goals of the California Department of Housing and Community Development, as detailed below. To better clarify the relationship between the fair housing issues/contributing factors and their related policies and actions and the State’s AFFH goals, the following symbols are used.
Fair Housing Services Outreach and Enforcement
Housing Mobility
Place-Based Strategies to Encourage Community Revitalization New Housing Choices in Areas of High Opportunity
Housing for Persons with Disabilities
Protecting Existing Residents from Displacement
Community Health Strategies
Environmental Equity Strategies
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Implementation Actions
Table 7.37 identifies specific actions from Table 8-1: Housing Element Action Matrix that affirmatively further fair housing. The table connects the fair housing issues and contributing factors identified above with the associated action to mitigate/resolve the issue.. Additional detail on Town lead, time frame, and quantifiable metrics is available in Action Matrix included in that section.
Table 7.37 Affirmatively Furthering Fair Housing Implementation Matrix Contributing Factors Associated Program/ Action
(from Housing Element Action Matrix - see matrix for additional detail) Geographic
Target
Metrics
Fair Housing Issue 1: Lack of Fair Housing Testing, Education, and Outreach Priority: High
CF 1.1: Lack of resources
for fair housing agencies and
organizations.
Action 9.1g: Ensure that information related to fair housing laws is easily available on the Town’s website and at key Town facilities, including Town Hall and the library.
Town-wide Update the Town’s website to include information regarding fair housing law. Annually work with
Marin County Mediation Services to make flyers
and literature regarding fair housing law available
at key Town facilities.
Action 9.1b: Assemble and promote the distribution of
information to landlords regarding fair housing.
Town-wide Update the Town’s website to include information regarding fair housing for landlords.
Action 9.1c: Involve Marin County Mediation Services to aid in housing-related problem resolution.
Town-wide As needed, involve Marin County Mediation
Services to aid in housing-related problem
resolution.
CF 1.2: Lack of availability
and awareness of affordable
units in a range of sizes
(such as lack of family
housing).
Action 5.1a: Work with Marin County and neighboring
jurisdictions to explore the feasibility of establishing a renter match program for ADU owners and prospective tenants.
Town-wide Conduct a feasibility analysis with Marin County and neighboring jurisdictions regarding the
establishment of a renter match program.
Action 9.1h: Ensure that information related to reasonable accommodations for zoning regulations is easily accessible on the Town’s website.
Town-wide Update the Town’s website to include information regarding reasonable accommodations.
Action 9.2a: Require that any development within the
Affordable Housing Overlay District be marketed to the
disability community and non-English speakers, including new-immigrant and refugee communities.
Town-wide As part of the Affordable Housing Overlay District standards adopted as a part of a full Zoning Code
update, establish requirements for affordable units
to be marketed to the disability community and
non- English speakers.
Action 9.2b: Require that any development within the
Affordable Housing Overlay District prepares and publicizes paper and digital versions of multi-lingual applications, and that all websites containing application information be accessible.
Town-wide As a part Affordable Housing Overlay District standards adopted as a part of a full Zoning Code
update, establish requirements for paper and
digital versions of multilingual applications be
made available and accessible.
CF 1.3: Lack of outreach
especially related to
reasonable
accommodations and
ADA laws.
Action 9.1h: Ensure that information related to reasonable accommodations for zoning regulations is easily accessible on the Town’s website.
Town-wide Update the Town’s website to include information regarding reasonable accommodations.
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Table 7.37 Affirmatively Furthering Fair Housing Implementation Matrix Contributing Factors Associated Program/ Action
(from Housing Element Action Matrix - see matrix for additional detail) Geographic
Target
Metrics
Fair Housing Issue 2: Lack of Housing Choice and Mobility Priority: High
CF 2.1: Overly restrictive
zoning.
Action 1.2c: Continue ongoing and annual outreach and
coordination with non-profit housing developers and
affordable housing advocates to provide advice and
comment on proposed zoning amendments and other
program implementation.
Town-wide Assess opportunities for non-profit housing
developers and affordable housing advocates to
provide advice on proposed zoning and other
program implementation on an ongoing basis as
items are brought forward.
Include non-profit housing developers and
affordable housing advocates on the Town’s enewsletter mailing list to ensure they are notified of zoning amendments and other program
implementation efforts.
Action 3.1a: Amend the Zoning Code to allow missing
middle housing types such as duplexes, triplexes, and
quadplexes in the R-1 and R-2 districts.
R-1 and R-2
Districts
Adopt Zoning Code amendments to allow missing
middle housing types such as duplexes, triplexes,
and quadplexes in the R-1 and R-2 districts.
Action 3.1b: Adopt objective design standards that ensure that the design of new missing middle housing types are sensitive to the established character of San Anselmo’s neighborhood.
R-1 and R-2
Districts
Adopt objective design standards for all housing
types, including missing middle housing types.
Action 3.1c: Adopt pre-approved infill missing middle
housing plans to reduce costs and streamline the approval of missing middle housing.
R-1 and R-2
Districts
Adopt pre-approved infill missing middle housing
plans.
Action 3.3c: Amend the Zoning Code to allow residential buildings containing single-room occupancy (SRO) units as a permitted use in the R-3 zoning district.
R-3 District Adopt a Zoning Code amendment allowing SRO units as a permitted use in the R-3 zoning district.
Action 4.3b: Perform an analysis to compare the Town’s
zoning regulations with housing development on the ground to determine whether amendments are needed to ensure
that infill single-family detached housing is consistent in bulk and mass with other single-family detached housing in the neighborhood to help preserve smaller, naturally affordable housing in the community.
R-1 and R-2
Districts
As a part of a full Zoning Code update, conduct an
analysis to compare the Town’s zoning regulations
with housing development on the ground to
determine whether amendments are needed to
ensure that infill single-family detached housing is
consistent in bulk and mass with other singlefamily detached housing in the neighborhood.
Action 4.4a: Allow for modified development standards
where multifamily projects include the preservation of an existing building.
Townwide As a part of a full Zoning Code update, establish an Administrative Exceptions process to allow for
ministerial approval of minor variances to
development standards under certain
circumstances.
Action 5.1b: Work with Marin County and neighboring
jurisdictions to explore the feasibility of establishing a home share program.
Town-wide Conduct a feasibility analysis with Marin County and neighboring jurisdictions regarding the
establishment of a home share program.
Action 5.2a: Amend the Zoning Code to require all new
development and redevelopment in the C-L and C-3 districts to include residential units by right at a minimum density of 20 dwelling units per acre and a maximum density of up to C-L and C-3
Districts
Adopt Zoning Code amendments to require all
new development and redevelopment in the C-L
and C-3 districts to include residential units at a
density minimum density of 20 and maximum
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Table 7.37 Affirmatively Furthering Fair Housing Implementation Matrix Contributing Factors Associated Program/ Action
(from Housing Element Action Matrix - see matrix for additional detail) Geographic
Target
Metrics
30 dwelling units per acre in accordance with California Government Code section 65583.2, subdivisions (h) and (i).
In addition, establish minimum densities in the R-2, R-3, P, C-1, and C-2.
density of up to 30 dwelling units per acre.
Action 5.2b: Amend the zoning standards, including
maximum density, maximum building height, and other
requirements, in the C-L and C-3 districts and maximum FAR in the C-1, C-L, and C-3 districts to accommodate mixed-use development by right and require the residential use to occupy at least 50 percent of the total floor area of a mixed use project in accordance with California Government Code section 65583.2, subdivisions (h) and (i)..
C-1, C-L, and C-3
Districts
Adopt Zoning Code amendments to accommodate
mixed-use development and require the
residential use to occupy at least 50 percent of the
total floor area of a mixed use project in the C-L
and C-3 districts.
Action 5.2c: 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.
Town-wide Adopt Zoning Code amendments to eliminate
minimum parking requirements for new
development and redevelopment within a halfmile of public transit.
Action 5.2d: Amend the Zoning Code to include flexible
parking requirements in areas not located within a half-mile of public transit such as joint use parking, off-site parking (currently allowed), allowances for reduced standards if developers do not bundle the cost of parking with the cost of rent, reducing parking stall dimensions, allowing public overnight parking on Town streets, and “grandfathering” noncompliant buildings and uses.
Town-wide Adopt Zoning Code amendments to establish
minimum parking requirements reductions.
Action 5.3a: Establish an Affordable Housing Overlay District in the Zoning Code for properties zoned SPD, C-3, and R-3 to incentivize the development of affordable housing by allowing greater building height, density, and floor area ratio and by reducing parking requirements for multifamily and mixed-use developments that provide a specified percent of units as affordable to low, very low-income, or extremely lowincome households. In addition, the Town will waive the rezoning fees for property owners’ requests to be rezoned within the Affordable Housing Overlay District to incentivize affordable housing creation. The nondiscretionary,
administrative approval process will utilize objective design standards, as detailed in Actions 3.1b and 3.2a.
Town-wide As a part of a full Zoning Code update, adopt a floating Affordable Housing Overlay District.
Action 5.3b: Conduct a study to determine the appropriate amount of incentive and percent requirement of units
affordable to low, very low-, and extremely low-income
households for the Affordable Housing Overlay District to accommodate private development of affordable housing that does not require subsidy. Consider increasing incentives for affordable units with three or more bedrooms.
Town-wide Prior to the commencement of a full Zoning Code update, conduct a study to determine the
appropriate amount of incentive and percent
requirement of units affordable to low, very low-,
and extremely low-income households for the
Affordable Housing Overlay District, especially
affordable units with three or more bedrooms.
Action 5.3d: Encourage cooperative and joint ventures
between owners, developers, and non-profit groups in the provision of below market rate housing and senior housing.
Work with non-profits and property owners to seek
Town-wide Develop 150 very low and low income housing
units.
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(from Housing Element Action Matrix - see matrix for additional detail) Geographic
Target
Metrics
opportunities for affordable housing development on key housing opportunity sites that are close to services, transit, and jobs. Undertake the following actions to encourage
development of multi-family, affordable, and senior housing:
• Meet with non-profit housing developers and
property owners of housing opportunity sites to
identify housing development opportunities,
issues, and needs during 2023.
• Select the most viable sites during 2023 and
2024.
• Undertake community outreach in coordination
with potential developers and property owners
during 2023 and 2024.
• Complete site planning studies, continued
community outreach, and regulatory approvals in
coordination with the development application.
• Facilitate development through regulatory
incentives, reducing or waiving fees, fast track
processing, lot consolidation, and assistance in
development review.
• Apply for and/or allocate state and local
affordable housing funds to the project.
Require affordable units to be affirmatively marketed to communities of color and protected classes. Utilize
publications, venues, and community groups, such as Canal Alliance, that serve Black and Hispanic/Latinx communities, including outside of Marin County.
Action 5.4b: Evaluate 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.
Town-wide As a part of a full Zoning Code update, evaluate 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.
Action 5.7f: Establish an inclusionary housing ordinance to require affordable housing be provided as a part of all new multifamily and mixed-use development.
Town-wide Adopt an inclusionary housing ordinance.
Action 5.9e: Evaluate and update the design review findings in the Zoning Code to be objective in order to remove barriers to housing development.
Remove and replace the following findings with objective findings:
• Is functionally and aesthetically compatible with the existing improvements and the natural elements in
the surrounding area.
• Provides for protection against noise, odors, and
other factors which may make the environment less
desirable.
• 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.
• Will not unreasonably impair access to light and air
of structures on neighboring properties.
• Will not unreasonably affect the privacy of
neighboring properties including not unreasonably
Town-wide Update the Zoning Code to remove subjective
design review findings.
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(from Housing Element Action Matrix - see matrix for additional detail) Geographic
Target
Metrics
affecting such privacy by the placement of windows,
skylights and decks.
• Will be of a bulk, mass and design that complements
the existing character of the surrounding
neighborhood.
• Adequacy of screening.
• Selection of architectural features and colors that
enable the structure to blend with its environment
and which results in a low visual profile.
• Will not be materially visible offsite.
• Is of a scale, intensity, and design that integrates
with the existing character of the surrounding
neighborhood.
• Internal efficiency and/or space utilization problems exist.
Amend the following findings to be objective:
• 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.
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.
Action 6.3a: Review best practices and sample ordinance language for similar multiple attached or detached ADU
programs in jurisdictions of similar size and economic and environmental constraints in Marin County and throughout the state.
R-1C, R-1H, and
R-1 Districts
As a part of a full ordinance update, review best
practices and sample ordinance language for
similar multiple attached or detached ADU
programs.
Action 7.2a: Amend the Town’s Zoning Code to allow all
residential care facilities, for the elderly and for persons with a chronic life-threatening illness, both small and large, to be permitted in all zoning districts that allow single family units.
Town-wide Adopt Zoning Code amendments to allow
residential care facilities in all multifamily and
commercial districts.
Action 9.1d: Designate the Town Attorney as the appropriate Town official to receive and administer complaints related to housing discrimination.
Town-wide As needed, direct all complaints related to housing discrimination to the Town Attorney.
Action 9.1e: Amend the Zoning Code to remove barriers for the approval of requests for reasonable accommodation to comply with the Americans with Disabilities Act. In particular, the Town will revise the reasonable accommodation
procedures to comply with State law and remove Finding 5 required for reasonable accommodation approval to be
consistent with State law.
Town-wide Amend Chapter 13 (Reasonable Accommodation)
of the Zoning Code to include objective findings and
procedures to facilitate adequate housing conditions
for persons with disabilities.
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(from Housing Element Action Matrix - see matrix for additional detail) Geographic
Target
Metrics
Action 9.1f: Provide maximum flexibility in the development of housing for persons with physical disabilities and
developmental disabilities. Establish an Administrative Exceptions process to allow for ministerial approval of minor variances for the development of housing for persons with disabilities and developmental disabilities.
Town-wide As a part of a full Zoning Code update, establish an Administrative Exceptions process to allow for
ministerial approval of minor variances for the
development of housing for persons with disabilities
and developmental disabilities.
Assist with the creation of 20 units for those with
special needs, including those persons with
developmental disabilities, to reduce displacement
risk and expand mobility options.
Action 9.2a: Require that any development within the
Affordable Housing Overlay be marketed to the disability community and non-English speakers, including newimmigrant and refugee communities.
Town-wide As part of the Affordable Housing Overlay District standards adopted as part of a full Zoning Code
update, establish requirements for affordable units
to be marketed to the disability community and nonEnglish speakers.
CF 2.2: Insufficient access to
publicly supported housing for
persons with disabilities.
Action 9.2a: Require that any development within the
Affordable Housing Overlay be marketed to the disability community and non-English speakers, including newimmigrant and refugee communities.
Town-wide As part of the Affordable Housing Overlay District standards adopted as a part of a full Zoning Code
update, establish requirements for affordable units
to be marketed to the disability community and
non- English speakers.
Fair Housing Issue 3: Discrimination in Home Sales Market and Disparities in Homeownership Rate Priority: Medium
CF 3.1: Private discrimination
in the home sales market.
Action 9.1b: Assemble and promote the distribution of
information to landlords regarding fair housing.
Town-wide Update the Town’s website to include information regarding fair housing for landlords.
Action 9.1c: Involve Marin County Mediation Services to aid in housing-related problem resolution.
Town-wide As needed, involve Marin County Mediation
Services to aid in housing-related problem
resolution.
Action 9.1d: Designate the Town Attorney as the appropriate Town official to receive and administer complaints related to housing discrimination.
Town-wide As needed, direct all complaints related to housing discrimination to the Town Attorney.
CF 3.2: Availability of
affordable housing in all areas
of the town.
Action 3.1a: Amend the Zoning Code to allow missing middle housing types such as duplexes, triplexes, and quadplexes in the R-1 and R-2 districts.
R-1 and R-2
Districts
Adopt Zoning Code amendments to allow missing
middle housing types such as duplexes, triplexes,
and quadplexes in the R-1 and R-2 districts.
Action 3.1b: Adopt objective design standards that ensure that the design of new missing middle housing types are sensitive to the established character of San Anselmo’s neighborhood.
R-1 and R-2
Districts
Adopt objective design standards for all housing
types, including missing middle housing types.
Action 3.1c: Adopt pre-approved infill missing middle
housing plans to reduce costs and streamline the approval of missing middle housing.
R-1 and R-2
Districts
Adopt pre-approved infill missing middle housing
plans.
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(from Housing Element Action Matrix - see matrix for additional detail) Geographic
Target
Metrics
Action 3.3c: Amend the Zoning Code to allow residential buildings containing single-room occupancy (SRO) units as a permitted use in the R-3 zoning district.
R-3 District Adopt a Zoning Code amendment allowing SRO units as a permitted use in the R-3 zoning district.
Action 5.1b: Work with Marin County and neighboring
jurisdictions to explore the feasibility of establishing a home share program.
Town-wide Conduct a feasibility analysis with Marin County and neighboring jurisdictions regarding the
establishment of a home share program.
Action 5.3a: Establish an Affordable Housing Overlay District in the Zoning Code to incentivize the development of
affordable housing by allowing greater building height, density, and floor area ratio and by reducing parking
requirements for multifamily and mixed-use developments that provide a specified percent of units as affordable to low and very low-income households.
Town-wide As a part of a full Zoning Code update, adopt an Affordable Housing Overlay District.
Action 5.3b: Conduct a study to determine the appropriate amount of incentive and percent requirement of units
affordable to low and very low-income households for the Affordable Housing Overlay District to accommodate private development of affordable housing that does not require subsidy. Consider increasing incentives for affordable units with three or more bedrooms.
Town-wide Conduct a study to determine the appropriate
amount of incentive and percent requirement of
units affordable to low and very low-income
households for the Affordable Housing Overlay
District to accommodate private development of
affordable housing that does not require subsidy.
Consider increasing incentives for affordable units
with three or more bedrooms.
Action 5.7f: Establish an inclusionary housing ordinance to require affordable housing be provided as a part of all new multifamily and mixed-use development.
Town-wide Adopt an inclusionary housing ordinance.
Program 6.3a: Review best practices and sample ordinance language for similar multiple attached or detached ADU
programs in jurisdictions of similar size and economic and environmental constraints in Marin County and throughout the state.
R-1, R-1C, R-1H
Districts
As a part of a full ordinance update, review best
practices and sample ordinance language for
similar multiple attached or detached ADU
programs.
CF 3.3: Lack of fair housing
testing/ monitoring.
Action 9.1d: Designate the Town Attorney as the appropriate Town official to receive and administer complaints related to housing discrimination.
Town-wide As needed, direct all complaints related to housing discrimination to the Town Attorney.
Action 9.1i: Work with the County of Marin and other Marin jurisdictions to develop strategies that protect tenants from rapidly rising rents and displacement. These may include:
• Rent stabilization: Currently, the State imposes rent caps on some residential rental properties (AB
1482) through 2030. Evaluate a permanent policy
and/or expansion to units not covered by AB 1482,
as permitted by law.
• Just cause for eviction: AB 1482 also establishes a
specific set of reasons that a tenancy can be
terminated. These include: 1) default in rent
payment; 2) breach of lease term; 3) nuisance
activity or waste; 4) criminal activity; 5) subletting
without permission; 6) refusal to provide access; 7)
Town-wide Adopt ordinance for tenant protection strategies. 288 Item 2.5 - Attachment 6
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(from Housing Element Action Matrix - see matrix for additional detail) Geographic
Target
Metrics
failure to vacate; 8) refusal to sign lease; and 9)
unlawful purpose. Evaluate expansion on these
protections or extension if State protections expire.
• Local relocation assistance: Evaluate a countywide
relocation assistance program that provides greater
relocation assistance to special needs groups (e.g.,
seniors, disabled, female-headed households) and
reasonable accommodation for persons with
disabilities.
• Right to Purchase: When tenants are being evicted
due to condominium conversion or redevelopment,
offer first right to purchase to displaced tenants to
purchase the units.
• Right to Return: When tenants are being evicted due
to rehabilitation/renovation of the property, offer first right to displaced tenants to return to the improved
property.
• Tenant Bill of Rights: Adopt a tenant’s bill of rights that considers extending protections for subletters
and family members and addresses severe
habitability issues and market pressures. This
provision could also provide anti-retaliation
protection for tenants that assert their rights and a
right to legal representation in the case of evictions.
The Town will take the following actions:
1. Participate in countywide meetings with planning
staff from all Marin jurisdictions to review best
practices and develop model ordinances for the
tenant protection strategies identified above in 2024.
Work with Fair Housing of Northern California and
Legal Aid of Marin to develop strategies and
prepare model ordinances.
2. Conduct study sessions with the Planning
Commission and Town Council to understand needs
and best practices for the tenant protection
strategies identified above in 2025. Invite Fair
Housing of Northern California and Legal Aid of
Marin to present at and participate in the study
sessions.
3. Prepare ordinances at Town Council direction and
bring forward for Planning Commission
recommendation and Town Council adoption in
2025.
CF 3.4: Lack of opportunities
for residents to obtain housing
in higher opportunity areas.
Action 9.2a: Require that any development within the
Affordable Housing Overlay be marketed to the disability community and non-English speakers, including newimmigrant and refugee communities.
Town-wide As part of the Affordable Housing Overlay District standards adopted as a part of a full Zoning Code
update, establish requirements for affordable units
to be marketed to the disability community and
non- English speakers.
Action 9.2b: Require that any development within the
Affordable Housing Overlay make available paper and digital versions of multi-lingual applications available, and that all websites containing application information be accessible.
Town-wide As a part Affordable Housing Overlay District standards adopted as a part of a full Zoning Code
update, establish requirements for paper and
digital versions of multi-lingual applications be
made available and accessible.
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(from Housing Element Action Matrix - see matrix for additional detail) Geographic
Target
Metrics
Fair Housing Issue 4: Community Opposition to Affordable Housing Priority: Medium
CF 4.1: Community concern
about housing densities and
impacts on traffic congestion,
open spaces, loss of local
control, and schools.
Action 2.2a: Require developers to have neighborhood
meetings with residents early in the discretionary land use permit process as part of the application submittal to
undertake problem solving and facilitate more informed, faster and constructive development planning and review.
Town-wide Make mailing addresses for properties in close proximity to potential development sites available
to developers in order to facilitate developer
outreach and successful neighborhood meetings.
Action 2.2b: 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, mixed-use and pedestrian-oriented development.
Town-wide In partnership with local businesses, housing advocacy groups, neighborhood groups, and the
Chamber of Commerce develop an annual article
for the Town’s e-newsletter about the community
benefits of recent affordable housing, mixed-use,
and pedestrian-oriented development.
Action 2.2c: Regularly reach out to community groups and residents representing a broad range of socio-economic
groups in the community to solicit ideas for housing
strategies when they are discussed at Planning Commission or Town Council meetings.
Town-wide Coordinate with local community groups and
schools (to send notification to families of students
in an effort to reach out to residents representing
a broad range of socio-economic groups)
regarding new housing and land use policies
under consideration and to solicit feedback.
Fair Housing Issue 5: Substandard Housing Conditions
Priority: Medium
CF 5.1: Lack of monitoring. Action 1.1b: Work with MHA, and local Bay Area and Marin County housing non-profits and affordable housing
developers to implement resale and rental regulations for extremely low, very low-, low- and moderate-income units, and monitor to ensure that these units remain affordable.
Town-wide Establish a database of properties subject to resale and rental regulations for monitoring
purposes.
Action 1.3a: Develop a monitoring mechanism to ensure no net loss of housing occurs during the Housing Element Cycle and adjust zoning as needed.
Town-wide Establish a monitoring mechanism and assign a Planning Department staff person to assess and
identify needed zoning adjustments.
Report annually to the Town Council
recommended zoning adjustments to ensure no
net loss of housing occurs.
Action 1.3b: Develop an online dashboard that includes a mechanism that monitors "no net loss", ADU production,
potential sites, production of affordable and market rate housing, and preserved housing supply.
Town-wide Establish an online dashboard and assign a
Planning Department staff person to update it
regularly for improved transparency on Housing
Element implementation and streamlined annual
reporting.
Action 4.1c: When housing developments are identified as “at-risk” of converting from affordable to market- rate, work with MHA to reduce the potential of conversion and preserve or replace units, as needed, through the following strategies:
• Monitor the status of “at risk” units pursuant to Action
4.1d. If property owners indicate the desire to convert the units, consider providing technical assistance,
when possible, to support preservation of the “at risk” Town-wide Regularly monitor the no net loss monitoring
mechanism (Action 1.3a) and work with MHA to
convert, preserve, or replace units, as needed,
utilizing funding from the Affordable Housing
Impact Fee program (Program 5.5).
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Table 7.37 Affirmatively Furthering Fair Housing Implementation Matrix Contributing Factors Associated Program/ Action
(from Housing Element Action Matrix - see matrix for additional detail) Geographic
Target
Metrics
units at an affordable price.
• Work with Marin Housing Authority and other
agencies and non-profits to seek funding to
subsidize the long-term affordability of the “at risk”
units.
To reduce displacement risk and in accordance with
California Government Code Section 65583.2(g), require
replacement housing units subject to the requirements of California Government Code Section 65915(c)(3) on sites identified in the sites inventory when any new development (residential, mixed-use, or nonresidential) occurs on a site that has been occupied by or restricted for the use of lowerincome households at any time during the previous five years. This requirement applies to non-vacant sites and vacant sites with previous residential uses that have been vacated or demolished.
Action 4.1d: Pursuant to AB 1521, designate a staff person responsible for tracking “at risk” units to preserve their affordability.
Town-wide Establish a no net loss monitoring mechanism.
Assign a Planning Department staff person to
update the monitoring mechanism and track “at
risk” units.
CF 5.2: Age of housing stock
and cost of repairs or
rehabilitation.
Action 4.3a: Coordinate with the Marin Housing Authority, PG&E, Marin Clean Energy, and other organizations to
publicize available loan programs to eligible property owners on the Town e-newsletters and on the Town’s website.
Town-wide Include information regarding MHA, PG&E, or
Marin Clean Energy loan programs in the Town’s
e-newsletters and website on a quarterly basis.
Action 4.3b: Perform an analysis to compare the Town’s
zoning regulations with housing development on the ground to determine whether amendments are needed to ensure
that infill single-family detached housing is consistent in bulk and mass with other single-family detached housing in the neighborhood to help preserve smaller, naturally affordable housing in the community.
Town-wide As a part of a full Zoning Code update, conduct an analysis to compare the Town’s zoning regulations
with housing development on the ground to
determine whether amendments are needed to
ensure that infill single-family detached housing is
consistent in bulk and mass with other singlefamily detached housing in the neighborhood.
Action 4.4b: Assess the feasibility of providing property tax incentives for maintaining existing residences.
Town-wide As a part of the nexus study conducted to support the establishment and structure of an Affordable
Housing Impact Fee program (Action 5.5a) assess
the feasibility of utilizing related funds to provide
property tax incentives for maintaining existing
residences.
Action 4.5a: Evaluate, and if appropriate, amend the Zoning Code and other portions of the Municipal Code to remove potential constraints for adaptive reuse, such as the
review/approval process, design requirements, and parking standards.
Town-wide As a part of a full Zoning Code update, evaluate whether barriers to adaptive reuse exist and
eliminate identified barriers as appropriate.
Assist 40 units with rehabilitation opportunities
during the planning period.
Action 7.2b: 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.
Town-wide Establish an annual day where volunteers provide free services such as home repairs and
renovations for low-income elderly and disabled
homeowners in partnership with local non-profits.
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POLICIES,
8 PROGRAMS,
AND ACTIONS
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Policies, Programs, and Actions
The policies, programs, and actions presented in the Action Matrix below provide the Town of San Anselmo with a coordinated and comprehensive strategy for promoting the production of safe, decent, and affordable housing throughout the community. The Action Matrix also identifies the town lead, time frame, and quantifiable metrics for each action to ensure the Town is held accountable in Housing Element implementation.
Table 8.1: Housing Element Action Matrix
Town
Lead
Completion
Time Frame Quantifiable Metric
Policy 1. Build Local Government Institutional Capacity and Monitor Accomplishments to Respond Effectively to Housing Needs.
Program 1.1: 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.
Action 1.1a: Continue to implement the agreements with the Marin Housing Authority (MHA), for for-sale units and with local Bay Area and Marin County housing non-profits and affordable housing developers for for-rent units, to manage deed restricted affordable housing developments in San
Anselmo.
Planning Department Bi-annually Conduct bi-annual
coordination calls to ensure
continued implementation.
Action 1.1b: Work with MHA, and local Bay Area and Marin County housing non-profits and affordable housing
developers to implement resale and rental regulations for extremely low, very low-, low- and moderate-income units, and monitor to ensure that these units remain affordable.
Planning Department July 2025 Establish a database of
properties subject to resale
and rental regulations for
monitoring purposes.
Action 1.1c: 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 through Housing Element
implementation. Facilitate the participation of non-profits as an advisory role to assist the Town’s affordable housing consultant (see Program 1.2) in identifying funding and opportunities for development.
Planning Department Quarterly; Case-by-case
basis
Conduct quarterly
coordination calls to
establish open, ongoing
communication.
Action 1.1d: Work with the Marin Municipal Water District (MMWD) and the Ross Valley Sanitary District (RVSD) to
ensure the availability and adequate capacity of water and wastewater systems to accommodate the housing needs
during the planning period. Priority shall be granted to proposed developments that include housing affordable to lower-income households. In addition, the Town will
provide a copy of the Housing Element and any future
amendments to MMWD and RVSD immediately after
adoption.
Planning Department; Public
Works Department
Send Housing Element
upon adoption
Send Housing Element to
MMWS and RVSD upon
adoption and subsequently as
future amendments are
adopted.
Program 1.2: Seek ways to organize and allocate staffing and community resources effectively and efficiently to implement the programs of the Housing Element.
Action 1.2a: Provide a report annually to the Town Council to review progress on Housing Element programs. Annually prioritize programs for implementation and include funding in the Town’s budget.
Planning Department Annually Conduct annual meetings with the Planning Commission and
Town Council to report on
progress of Housing Element
implementation.
Action 1.2b: Hire a consultant with expertise in affordable housing to present options for funding affordable housing projects, identifying affordable housing strategies and opportunities in San Anselmo as the Town budget is
developed.
Planning Department Annually Present affordable housing strategies and opportunities to
the Town Council prior to the
adoption of each annual
budget.
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Table 8.1: Housing Element Action Matrix
Town
Lead
Completion
Time Frame Quantifiable Metric
Action 1.2c: Continue ongoing and annual outreach and
coordination with non-profit housing developers and
affordable housing advocates to provide advice and comment on proposed zoning amendments and other program
implementation.
Planning Department;
Communications
Annually; Case-by-case
basis
Assess opportunities for nonprofit housing developers and affordable housing advocates
to provide advice on proposed
zoning and other program
implementation on an ongoing
basis as items are brought
forward.
Include non-profit housing
developers and affordable
housing advocates on the
Town’s e-newsletter mailing
list to ensure they are notified
of zoning amendments and
other program implementation
efforts.
Program 1.3: Ensure regular monitoring and reporting, including outreach to the public, on the status of housing in San Anselmo.
Action 1.3a: Develop a monitoring mechanism to ensure no net loss of housing occurs during the Housing Element
planning period and adjust zoning as needed.
Planning Department July 2023; Annually Establish a monitoring mechanism and assign a
Planning Department staff
person to assess and identify
needed zoning adjustments.
Report annually to the Town
Council recommended zoning
adjustments to ensure no net
loss of housing occurs.
Action 1.3b: Develop an online dashboard that includes a mechanism that monitors "no net loss", ADU production,
potential sites, production of affordable and market rate housing, and preserved housing supply.
Planning Department July 2023 Establish an online dashboard and assign a Planning
Department staff person to
update it regularly for improved
transparency on Housing
Element implementation and
streamlined annual reporting.
Action 1.3c: Develop and maintain an up-to-date residential sites inventory and provide interested developers with
information on available housing development opportunities and incentives.
Planning Department July 2023; Quarterly Establish a residential sites inventory as a component of the
online dashboard (Action 1.3b).
Assign a Planning Department
staff person to update the
inventory and notify interested
developers.
Action 1.3d: Complete an evaluation and report of housing development on a regular basis to ensure that adequate
services and facilities, including water, wastewater, and neighborhood infrastructure are available.
Planning Department; Public
Works Department
Annually Provide a status report on
housing development and
infrastructure to the Town
Council annually.
Policy 2. Effectively Engage and Educate the Community
Program 2.1. Undertake effective and informed public participation to engage all economic segments and special needs groups in the community in the formulation and review of housing and land use policy issues.
Action 2.1a: Maintain the Housing Element mailing list and send public hearing notices to all interested public, non-profit agencies and affected property owners.
Planning Department Annually and on an asneeded basisSend public notices related to Housing Element
implementation to the Housing
Element mailing list.
Action 2.1b: Continue to use online tools such as maps. social and Balancing Act to better understand community Planning Department Annually Conduct annual campaigns to promote the use of tools such
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Completion
Time Frame Quantifiable Metric
preferences and collect feedback about specific housing opportunity sites.
as map.social and Balancing
Act to engage the community on
Housing Element
implementation.
Action 2.1c: Continue to provide housing related surveys to gather a consensus on housing preferences in San Anselmo.
Planning Department Bi-Annually Conduct online questionnaires bi- annually to determine
whether the Town’s housing
preferences have evolved.
Action 2.1d: Work with local schools to share information with the families of students regarding the formulation and review of housing and land use policy issues.
Planning Department Annually and on an asneeded basisCoordinate with local schools to send notification to families of
students at least once per year
regarding new housing and land
use policies under
consideration and to solicit
feedback.
Program 2.2: Build support for the development of new housing in the community.
Action 2.2a: Require developers to have neighborhood
meetings with residents early in the discretionary land use permit process as part of the application submittal to undertake problem solving and facilitate more informed, faster, and constructive development planning and review.
Planning Department Ongoing as project
applications are received
Make mailing addresses for
properties in close proximity to
potential development sites
available to developers in order
to facilitate developer outreach
and successful neighborhood
meetings.
Action 2.2b: 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, mixed-use and pedestrian-oriented development.
Planning Department Annually In partnership with local
businesses, housing advocacy
groups, neighborhood groups,
and the Chamber of Commerce
develop an annual article for the
Town’s e-newsletter about the
community benefits of recent
affordable housing, mixed-use,
and pedestrian-oriented
development.
Action 2.2c: Regularly reach out to community groups and residents representing a broad range of socio-economic
groups in the community to solicit ideas for housing strategies when they are discussed at Planning Commission or Town
Council meetings.
Planning Department Annually and on an asneeded basisCoordinate with local community groups and schools
(to send notification to families
of students in an effort to reach
out to residents representing a
broad range of socio-economic
groups) at least once per year
regarding new housing and
land use policies under
consideration and to solicit
feedback.
Policy 3. Maintain, Protect and Enhance Existing Housing, and Blend Well-Designed New Housing into the Community.
Program 3.1: Seek ways specific to each neighborhood and consistent with the AFFH analysis to provide new housing opportunities as part of each neighborhood’s fair share responsibility and commitment to help achieve community-wide housing goals.
Action 3.1a: Amend the Zoning Code to allow missing middle housing types such as duplexes, triplexes, and quadplexes in the R-1 and R-2 districts.
Planning Department July 2023 Adopt Zoning Code
amendments to allow missing
middle housing types such as
duplexes, triplexes, and
quadplexes in the R-1 and R-2
districts. The Town estimates
that 20 missing middle housing
units will be constructed during
the planning period, as missing
middle housing types were not
explicitly permitted by right in
these districts previously.
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Completion
Time Frame Quantifiable Metric
Action 3.1b: Adopt objective design standards that ensure that the design of new missing middle housing types are sensitive to the established character of San Anselmo’s neighborhoods.
Planning Department July 2023 Adopt objective design
standards for all housing types,
including missing middle
housing types.
Action 3.1c: Adopt pre-approved infill missing middle housing plans to reduce development costs and streamline the
approval of missing middle housing.
Planning Department July 2024 Adopt pre-approved infill missing middle housing plans.
Program 3.2: Review proposed new housing in order to achieve excellence in development design in an efficient process.
Action 3.2a: Adopt objective design standards for all housing types to clearly communicate San Anselmo’s development
design standards and streamline development approval
processes. Within the objective design standards, include specific written procedures for evaluation of ministerial housing projects, including the Senate Bill 35 Streamlined Ministerial Approval Process.
Planning Department July 2023 Adopt objective design
standards for all housing types
including specific written
procedures for evaluation of
ministerial housing projects,
including the Senate Bill 35
Streamlined Ministerial
Approval Process. The Town
estimates that 40 units will be
created during the planning
period through the objective
design standards, as
streamlined, ministerial housing
projects were not previously
permitted by right.
Program 3.3: Encourage innovative design that creates housing opportunities that are complementary to the location of the development. Enhance neighborhood identity and sense of community by ensuring that all new housing transitions sensitively to the surrounding area, avoids unreasonably affecting the privacy of neighboring properties and avoids impairing access to light and air of structures on neighboring properties.
Action 3.3a: Amend the Town’s Planned Unit Development
process to clarify standards for review and streamline
processes to better accommodate innovative housing
opportunities.
Planning Department July 2024 Adopt amended Planned Unit Development (PUD) standards
and procedures. The Town
estimates that 25 units will be
constructed through the PUD
process during the planning
period due, in part, to the
change in regulations.
Action 3.3b: Conduct a feasibility analysis to evaluate the Town’s ability to provide affordable housing through an inclusionary housing program that is consistent with the Town’s Regional Housing Needs Allocation.
Planning Department Completed May 2023
(Presented to the Town
Council and Inclusionary
Ordinance adopted via
Reso- 4497 and Reso4498)
Present the results of the
feasibility analysis and
associated Planning
Department staff
recommendations to the Town
Council for consideration.
Action 3.3c: Amend the Zoning Code to allow residential buildings containing single-room occupancy (SRO) units as a permitted use in the R-3 zoning district.
Planning Department July 2023 Adopt a Zoning Code
amendment allowing SRO units
as a permitted use in the R-3
zoning district. The Town
estimates that 20 SROs will be
constructed during the planning
period, as SROs were not
previously a by-right use in the
R-3 zoning district.
Policy 4. Support the Preservation of Housing
Program 4.1: To the extent permitted by law, limit the conversion of residential units to other uses and regulate the conversion of rental developments to nonresidential uses unless there is a clear public benefit or equivalent housing can be provided.
Action 4.1a: Support initiatives that provide tools and funding mechanisms to preserve “at-risk” affordable housing units.
Planning Department Annually As a part of annual budget development, assess
opportunities to support
initiatives that provide tools and
funding mechanisms to
preserve “at-risk” affordable
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Completion
Time Frame Quantifiable Metric
housing units.
Action 4.1b: Assess the feasibility of adopting strategies to preserve affordable housing stock, such as Right of First Refusal (to give qualified entities priority to purchase a property with an expiring rental subsidy contract), property tax incentives, a one-to-one replacement ordinance, and housing preservation funds.
Planning Department July 2025 Present the results of the feasibility analysis and
associated Planning
Department staff
recommendations to the Town
Council for consideration.
Action 4.1c: When housing developments are identified as “at-risk” of converting from affordable to market- rate, work with MHA to reduce the potential of conversion and preserve or replace units, as needed, through the following strategies:
• Monitor the status of “at risk” units pursuant to Action
4.1d. If property owners indicate the desire to convert the units, consider providing technical assistance, when possible, to support preservation of the “at risk” units at an affordable price.
• Work with Marin Housing Authority and other agencies
and non-profits to seek funding to subsidize the longterm affordability of the “at risk” units.
To reduce displacement risk and in accordance with
California Government Code Section 65583.2(g), require
replacement housing units subject to the requirements of California Government Code Section 65915(c)(3) on sites identified in the sites inventory when any new development (residential, mixed-use, or nonresidential) occurs on a site that has been occupied by or restricted for the use of lowerincome households at any time during the previous five years. This requirement applies to non-vacant sites and vacant sites with previous residential uses that have been vacated or demolished.
Planning Department Ongoing as developments
are identified as “at-risk”
Regularly monitor the no net
loss monitoring mechanism
(Action 1.3a) and work with
MHA to convert, preserve, or
replace units, as needed,
utilizing funding from the
Affordable Housing Impact Fee
program (Program 5.5).
Action 4.1d: Pursuant to AB 1521, designate a staff person responsible for tracking “at risk” units in order to preserve their affordability.
Planning Department July 2023; Annually Establish a no net loss monitoring mechanism.
Assign a Planning Department
staff person to update the
monitoringmechanism and
track “at risk” units.
Program 4.2: Except for limited equity cooperatives and other innovative housing proposals which are affordable to lower income households, conserve existing multifamily rental housing supply.
Action 4.2a: Prohibit 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.
Planning Department July 2024 Establish a mechanism to
prohibit conversions of rental
developments to condominium
ownership except under the
identified conditions.
Program 4.3: Encourage good management practices, rehabilitation of viable older housing, and long-term maintenance and improvement of neighborhoods.
Action 4.3a: Coordinate with the MHA, PG&E, Marin Clean Energy, and other organizations to publicize available
loan programs to eligible property owners on the Town enewsletters and on the Town’s website.
Planning Department Quarterly Include information regarding MHA, PG&E, or Marin Clean
Energy loan programs in the
Town’s e-newsletters and
website on a quarterly basis.
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Completion
Time Frame Quantifiable Metric
Action 4.3b: Perform an analysis to compare the Town’s
zoning regulations with housing development on the ground to determine whether amendments are needed to ensure that infill single-family detached housing is consistent in bulk and mass with other single-family detached housing in the
neighborhood to help preserve smaller, naturally affordable housing in the community.
Planning Department July 2025 As a part of a full Zoning Code update, conduct an analysis to
compare the Town’s zoning
regulations with housing
development on the ground to
determine whether amendments
are needed to ensure that infill
single-family detached housing
is consistent in bulk and mass
with other single-family detached
housing in the neighborhood.
Program 4.4: Facilitate adaptive reuse of existing buildings on small parcels.
Action 4.4a: Allow for modified development standards where multifamily projects include the preservation of an existing building.
Planning Department July 2025 As a part of a full Zoning Code update, establish an
Administrative Exceptions
process to allow for ministerial
approval of minor variances to
development standards under
certain circumstances.
Action 4.4b: Assess the feasibility of providing property tax incentives for maintaining existing residences.
Planning Department October 2024 As a part of the nexus study conducted to support the
establishment and structure of an
Affordable Housing Impact Fee
program (Action 5.5a) assess the
feasibility of utilizing related
funds to provide property tax
incentives for maintaining existing
residences.
Program 4.5: Encourage and carry out creative strategies for the rehabilitation, adaptation, and reuse of residential, commercial, and industrial structures for housing in the spirit of retaining the mass, scale, and character of the Town.
Action 4.5a: Evaluate, and if appropriate, amend the Zoning Code and other portions of the Municipal Code to remove potential constraints for adaptive reuse, such as the
review/approval process, design requirements, and parking standards.
Planning Department July 2025 As a part of a full Zoning Code update, evaluate whether
barriers to adaptive reuse exist
and eliminate identified barriers
as appropriate.
Assist 40 units with rehabilitation
opportunities during the planning
period.
Policy 5. Eliminate Barriers to the Development of Market Rate and Affordable Housing Program 5.1: 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.
Action 5.1a: Work with Marin County and neighboring
jurisdictions to explore the feasibility of establishing a renter match program for ADU owners and prospective tenants.
Planning Department October 2025 Conduct a feasibility analysis with Marin County and neighboring
jurisdictions regarding the
establishment of a renter match
program.
Action 5.1b: Work with Marin County and neighboring
jurisdictions to explore the feasibility of establishing a home share program.
Planning Department October 2025 Conduct a feasibility analysis with Marin County and neighboring
jurisdictions regarding the
establishment of a home share
program.
Action 5.1c: Work with Marin County and neighboring
jurisdiction to explore the feasibility of establishing a multilingual flier and/or email blast regarding housing opportunities.
Planning Department October 2025 Conduct a feasibility analysis with Marin County and neighboring
jurisdictions regarding the
establishment of a multi-lingual
flyer and/or email blast regarding
housing opportunities.
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Completion
Time Frame Quantifiable Metric
Program 5.2: Support mixed-use development, with nonresidential uses on the ground floor and residential uses on upper floors in San Anselmo’s commercially zoned areas in accordance with California Government Code section 65583.2, subdivisions (h) and (i).
Action 5.2a: Amend the Zoning Code to require all new
development and redevelopment in the C-L and C-3 districts to include residential units by right at a minimum density of 20 dwelling units per acre and a maximum density of up to 30 dwelling units per acre in accordance with California Government Code section 65583.2, subdivisions (h) and (i).
In addition, establish minimum densities in the R-2, R-3, P, C-1, and C-2.
Planning Department July 2023 Adopt Zoning Code amendments to require all new development
and redevelopment in the C-L
and C-3 districts to include
residential units by right at a
density minimum density of 20
and maximum density of up to 30
dwelling units per acre. In
addition, establish minimum
densities in the R-2, R-3, P, C-1,
and C-2.
Facilitate development
opportunities for 398 lowerincome units, 121 moderateincome units, and 314 above moderate-income units to meet
the Town’s Regional Housing
Needs Allocation.
Action 5.2b: Amend the zoning standards, including
maximum density, maximum building height, and other
requirements, in the C-L and C-3 districts and maximum
FAR in the C-1, C-L, and C-3 districts to accommodate
mixed-use development by right and require the residential use to occupy at least 50 percent of the total floor area of a mixed use project in accordance with California
Government Code section 65583.2, subdivisions (h) and (i).
Planning Department July 2023 Adopt Zoning Code amendments to accommodate mixed-use
development by right and require
the residential use to occupy at
least 50 percent of the total floor
area of a mixed use project in the
C-L and C-3 districts.
Facilitate development
opportunities for 398 lowerincome units, 121 moderateincome units, and 314 above moderate-income units to meet
the Town’s Regional Housing
Needs Allocation.
Action 5.2c: 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.
Planning Department July 2023 Adopt Zoning Code amendments to eliminate minimum parking
requirements for new
development and redevelopment
within a half- mile of public
transit.
Facilitate development
opportunities for 398 lowerincome units, 121 moderateincome units, and 314 above moderate-income units within a
half-mile of public transit to meet
the Town’s Regional Housing
Needs Allocation.
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Completion
Time Frame Quantifiable Metric
Action 5.2d: Amend the Zoning Code to include flexible
parking requirements in areas not located within a half-mile of public transit such as joint use parking, off-site parking (currently allowed), allowances for reduced standards if developers do not bundle the cost of parking with the cost of rent, reducing parking stall dimensions, allowing public overnight parking on Town streets, and “grandfathering” non- compliant buildings and uses.
Planning Department July 2023 Adopt Zoning Code
amendments to establish
minimum parking requirements
reductions.
Action 5.2e: 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, (4) offering expedited permit processing for lot consolidations, and (5) offering fee waivers for the consolidation of housing opportunity sites.
Planning Department Annually Conduct an annual assessment to identify priority sites for lot
consolidation where common
ownership occurs, contact
property owners of contiguous
vacant and underutilized sites,
and conduct outreach to
affordable housing developers
when property owners are
interested in redevelopment.
Support 10 lot consolidations
during the planning period to
improve housing mobility and
increase the supply of affordable
housing in higher opportunity
areas.
Action 5.2f: Conduct an analysis of fees collected for recent multifamily housing projects and compare to the actual time it took for plan check and inspections by staff and outside consultants to provide expedited review of desired housing developments and waivers or reductions of development
fees where feasible and necessary.
Planning Department Annually As a part of annual budget development, conduct an
analysis of fees collected for
recent multifamily housing
projects and compare it to the
actual time it took for plan check
and inspections by staff and
outside consultants.
Program 5.3: Incentivize the development of affordable and special needs housing on identified housing opportunity sites.
Action 5.3a: Establish an Affordable Housing Overlay District in the Zoning Code for properties zoned SPD, C-3, and R-3 to incentivize the development of affordable housing by allowing greater building height, density, and floor area ratio and by reducing parking requirements for multifamily and mixed-use developments that provide a specified percent of units as affordable to low, very low-income, or extremely low-income households. In addition, the Town will waive the rezoning fees and expedite the permitting process for property owners’ requests to be rezoned within the Affordable Housing Overlay District to incentivize affordable housing creation. The nondiscretionary, administrative approval process will utilize objective design standards, as detailed in Actions 3.1b and
3.2a.
Planning Department July 2025 As a part of a full Zoning Code update, adopt an Affordable
Housing Overlay District.
Facilitate development
opportunities for 150 affordable
units.
Action 5.3b: Conduct a study to determine the appropriate amount of incentive and percent requirement of units
affordable to low-, very low-, and extremely low-income households for the Affordable Housing Overlay District to accommodate private development of affordable housing that does not require subsidy. Consider increasing incentives for affordable units with three or more bedrooms.
Planning Department July 2024 Prior to the commencement of a full Zoning Code update, conduct
a study to determine the
appropriate amount of incentive
and percent requirement of units
affordable to low-, very low-, and
extremely low-income
households for the Affordable
Housing Overlay District,
especially affordable units with
three or more bedrooms.
Action 5.3c: Apply resale controls and rent and income
restrictions to ensure that affordable housing provided through Planning Department July 2025 As a part Affordable Housing Overlay District standards adopted
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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).
as a part of a full Zoning Code
update, establish requirements for
affordable units to be deed
restricted to the income group for
which it is intended.
Action 5.3d: Encourage cooperative and joint ventures
between owners, developers, and non-profit groups in the provision of below market rate housing and senior housing.
Work with non-profits and property owners to seek
opportunities for affordable housing development on key housing opportunity sites that are close to services, transit, and jobs. Undertake the following actions to encourage
development of multi-family, affordable, and senior housing:
• Meet with non-profit housing developers and
property owners of housing opportunity sites to
identify housing development opportunities,
issues, and needs during 2023.
• Select the most viable sites during 2023 and 2024.
• Undertake community outreach in coordination
with potential developers and property owners
during 2023 and 2024.
• Complete site planning studies, continued
community outreach, and regulatory approvals in
coordination with the development application.
• Facilitate development through regulatory
incentives, reducing or waiving fees, fast track
processing, lot consolidation, and assistance in
development review.
• Apply for and/or allocate state and local affordable
housing funds to the project.
• Require affordable units to be affirmatively
marketed to communities of color and protected
classes. Utilize publications, venues, and
community groups, such as Canal Alliance, that
serve Black and Hispanic/Latinx communities,
including outside of Marin County.
Planning Department Actions as identified in the
action and development of
housing sites by 2030
Develop 150 very low and low
income housing units.
Program 5.4: Modify fees and reduce costs for affordable housing projects.
Action 5.4a: Develop a policy to waive a percentage of
project review, permit, and impact fees based on the project’s level of affordability, up to a maximum of 50 percent for 100 percent affordable housing development projects.
Planning Department;
Administration and
Finance Department
Annually As a part of annual budget
development, assess the impact
of waiving a percentage of project
review, permit, and impact fees
based on the project’s level of
affordability and pass waiver
allowances, as appropriate.
Action 5.4b: Evaluate 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.
Planning Department July 2025 As a part of a full Zoning Code update, evaluate 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.
Program 5.5: Establish an Affordable Housing Impact Fee Program.
Action 5.5a: Conduct a nexus study to support the
establishment and structure of an Affordable Housing Impact Fee to be levied upon new, above moderate- income housing development and to research and identify funding
mechanisms to subsize underground utilities for affordable housing development.
Planning Department October 2024 Hire a consultant to conduct a nexus study to support the
establishment and structure of an
Affordable Housing Impact Fee
and identify funding mechanisms
for undergrounding utilities for
affordable housing developments.
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Action 5.5b: Review best practices and sample ordinance language for similar Affordable Housing Impact Fee
programs in jurisdictions of similar size and economic and environmental constraints in Marin County and California and funding mechanisms to subsidize undergrounding utilities for affordable housing development.
Planning Department October 2024 Direct the hired consultant (Action
5.5a) to review best practices and
sample ordinance language for
similar Affordable Housing Impact
Fee programs in jurisdictions of
similar size and economic and
environmental constraints in
Marin County and California and
funding mechanisms to subsidize
undergrounding utilities for
affordable housing development.
Action 5.5c: Draft potential revised ordinance language and conduct community outreach for feedback.
Planning Department January 2024 Direct the hired consultant (Action
5.5a) to draft ordinance language
and facilitate public outreach.
Action 5.5d: Based on the outcomes of Actions 5.5a through
5.5c, present to Town Council for consideration and adoption, language establishing an Affordable Housing Impact Fee
Ordinance.
Planning Department April 2025 Direct the hired consultant to revise the draft ordinance
language per public feedback
received and present the revised
language to Town Council for
consideration and adoption.
Action 5.5e: Upon Town Council approval, establish a
general ledger account for the collection and deposit of Affordable Housing Impact Fee funds.
Planning Department;
Administration and
Finance Department
April 2025 Establish a general ledger
account for the collection and
deposit of Affordable Housing
Impact Fee funds.
Program 5.6: Monitor the disposition of publicly owned land for potential future use for housing development.
Action 5.6a: After the adoption of zoning amendments
proposed herein, fund and conduct a Town-owned property study to identify properties which may be suitable for future redevelopment with housing utilizing the revised standards.
Make the findings available to the public and interested developers via the Town’s website.
Planning Department January 2023 Conduct a Town-owned property study to identify properties which
may be suitable for future
redevelopment with housing
utilizing the revised standards.
Make the findings of the study
available on the online dashboard
(Action 1.3b).
Action 5.6b: Using the findings of the study referenced in Action 5.6a, develop a comprehensive program to support reuse of identified sites for housing purposes.
Planning Department July 2024 Establish a program to support reuse of identified sites for housing
purposes utilizing the online
dashboard (Action 1.3b) and
housing related outreach efforts
(Policy 2).
Program 5.7: Amend the Town’s Zoning Code to accommodate higher density and affordable housing in accordance with California Government Code section 65583.2, subdivisions (h) and (i).
Action 5.7a: Rezone the Opportunity Sites to R-2, R-3, C-L, C-3, or SPD as shown in Appendix B to accommodate the
Regional Housing Needs Allocation in accordance with
California Government Code section 65583.2, subdivisions (h) and (i).
Planning Department July 2023 Amend the Zoning Map and the General Plan Land Use
Designation Map.
Facilitate development
opportunities for 398 lowerincome units, 121 moderateincome units, and 314 above moderate-income units to meet
the Town’s Regional Housing
Needs Allocation.
Action 5.7b: Amend the standards for the R-3 district to allow up to 30 dwelling units per acre by right. The zoning
amendment will include updating other development
standards to accommodate additional density in accordance with California Government Code section 65583.2,
subdivisions (h) and (i).
Planning Department July 2023 Amended standards for the R-3 district to allow up to 30 dwelling
units per acre by right.
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Action 5.7c: Amend the standards for the C-L district to require 30 dwelling units per acre by right. The zoning amendment will include updating other development
standards to accommodate additional density in accordance with California Government Code section 65583.2,
subdivisions (h) and (i).
Planning Department July 2023 Adopt amended standards for the C-L district to allow up to 30
dwelling units per acre by right.
Action 5.7d: Amend the standards for the C-3 district to require 30 dwelling units per acre by right. The zoning amendment will include updating other development
standards to accommodate additional density in accordance with California Government Code section 65583.2,
subdivisions (h) and (i).
Planning Department July 2023 Adopt amended standards for the C-3 district require 30 dwelling
units per acre by right.
Action 5.7e: Amend the standards for the SPD district to allow up to 30 dwelling units per acre by right. The zoning amendment will include updating other development
standards to accommodate additional density in accordance with California Government Code section 65583.2,
subdivisions (h) and (i).
Planning Department July 2023 Adopt amended standards for the SPD district to allow up to 30
dwelling units per acre by right.
Action 5.7f: Establish an inclusionary housing ordinance to require affordable housing be provided as a part of all new multifamily and mixed-use development.
Planning Department Completed May 2023
(Presented to the Town
Council and adopted via
Reso- 4497 and Reso4498)
Adopt an inclusionary housing
ordinance. The Town estimates
that 60 units will be constructed
during the planning period, as
inclusionary housing units were
not previously required by the
Town.
Action 5.7g: Permit low-barrier navigation centers for
residents who need housing as a by-right use in areas that the Town has zoned for mixed uses as well as nonresidential zones that permit multifamily land uses pursuant to AB 101.
Planning Department July 2023 Adopt amendments to the Zoning Code as needed to comply with
AB 101.
Reach out to non-profits and
affordable housing developers to
provide low-barrier navigation
centers in Town.
Program 5.8: Amend the Town’s Zoning Code to comply with recently adopted state legislation.
Action 5.8a: Amend the Zoning Code to comply with the
Lanterman Disabilities Services Act.
Planning Department July 2023 Adopt amendments to the Zoning Code as needed to comply with
the Lanterman Disabilities
Services Act.
Action 5.8b: Amend the Density Bonus section of the Zoning Code to comply with AB 1763, SB 1227, AB 2345, AB 682, AB 1551, and AB 2334.
Planning Department July 2023 Adopt amendments to the Zoning Code as needed to comply with AB
1763, SB 1227, AB 2345, AB 682,
AB 1551, and AB 2334.
Action 5.8c: Amend the Zoning Code to comply with the
Employee Housing Act.
Planning Department July 2023 Adopt amendments to the Zoning Code as needed to comply with
the Employee Housing Act.
Action 5.8d: Amend the Town’s definition of transitional and supportive housing in the Zoning Code to ensure compliance with State law and allow them in all zoning districts that allow residential uses in accordance with AB 2162.
Planning Department July 2023 Adopt amendments to the Zoning Code as needed to comply with AB
2162 and other State law
pertaining to transitional and
supportive housing.
Action 5.8e: Amend the Town’s definition and standards
pertaining to emergency shelters to ensure compliance with SB 2, AB 2339, and AB 139.
Planning Department July 2023 Adopt amendments to the Zoning Code as needed to comply with
SB 2 and AB 139.
Program 5.9: Streamline the project review process for housing-related applications.
Action 5.9a: Continue to utilize permit tracking software that is streamlined, user-friendly, web-based, and accessible to applicants 24-hours/day, 365 days/year.
Planning Department Annually Conduct an annual assessment of the Town’s permit tracking
software to ensure it continues to
be streamlined and user-friendly.
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Action 5.9b: Update all housing development-related
application forms to ensure accuracy, clarity, and compliance with all State statutes, including the California Housing Accountability Act and Housing Crisis Act of 2019 (SB 330).
Planning Department July 2023 Adopt updated housing
development-related application
forms to ensure accuracy, clarity,
and compliance with all State
statutes, including the California
Housing Accountability Act and
Housing Crisis Act of 2019 (SB
330).
Action 5.9c: Continue to evaluate and improve the
streamlined processing system to facilitate residential development.
Planning Department Annually Conduct an annual assessment of the Town’s permit tracking
software to ensure it continues to
be streamlined and user-friendly.
Action 5.9d: Utilize CEQA exemptions for infill development sites to shorten the entitlement review time.
Planning Department Ongoing as applications
are received
As a part of initial application
review, assess whether CEQA
exemptions can be utilized.
Program 5.9: Streamline the project review process for housing-related applications.
Action 5.9e: Evaluate and update the design review findings in the Zoning Code to be objective in order to remove barriers to housing development. Remove and replace the following findings with objective findings:
• Is functionally and aesthetically compatible with the existing improvements and the natural elements in the
surrounding area.
• Provides for protection against noise, odors, and other factors which may make the environment less
desirable.
• 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.
• Will not unreasonably impair access to light and air of structures on neighboring properties.
• Will not unreasonably affect the privacy of neighboring properties including not unreasonably affecting such
privacy by the placement of windows, skylights and
decks.
• Will be of a bulk, mass and design that complements
the existing character of the surrounding
neighborhood.
• Adequacy of screening.
• Selection of architectural features and colors that
enable the structure to blend with its environment and
which results in a low visual profile.
• Will not be materially visible offsite.
• Is of a scale, intensity, and design that integrates with the existing character of the surrounding
neighborhood.
• Internal efficiency and/or space utilization problems exist.
Amend the following findings to be objective:
• 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.
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.
Planning Department July 2024 Update the Zoning Code to remove subjective design review
findings.
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Policy 6. Promote the Construction and Affordability of Accessory Dwelling Units (ADUs) Program 6.1: Adopt pre-approved ADU plans to expedite approval and lower costs associated with ADU construction.
Action 6.1a: Conduct community outreach to determine the preferred ADU design style of San Anselmo residents.
Planning Department July 2024 Facilitate at least one in-person event and conduct web-based
community outreach to determine
the preferred ADU design style of
San Anselmo residents. The inperson and online engagement will be scheduled, formatted, and
located to be accessible and
convenient for community
members, both in person and
online. The online outreach will
use communication techniques to
assist those without time to ability
to attend in person meetings.
Action 6.1b: Adopt sample ADU plans for the construction of ADUs throughout San Anselmo, based on the feedback
received from Action 6.1a.
Planning Department October 2024 Based on the feedback received during outreach (Action 6.1a)
develop ADU plans.
Action 6.1c: Work with the various Town departments to preapprove the ADU plans.Planning Department; Building Department;
Public Works Department
October 2024 Pre-approve the ADU plans
developed as a part of Action
6.1b.
Facilitate the creation of 20 ADUs
annually throughout the town, with
particular emphasis on
geographic areas identified as
racially concentrated areas of
affluence to increase housing
opportunities for minority and
lower and moderate-income
households in these
neighborhoods.
Program 6.2: Further streamline the ADU and JADU permitting process.
Action 6.2a: Assess the feasibility of waiving all fees associated with ADU permitting when the property owner
deed restricts their ADU to be rented at rates affordable to extremely low- and very low-income households.
Planning Department;
Administration and
Finance Department
Annually As a part of annual budget
development, assess the impact of
waiving fees associated with the
development of deed restricted
affordable ADUs and pass waiver
allowances, as appropriate.
Action 6.2b: Establish an ADU Review Team comprised of
representatives from the Town’s various departments
including Planning, Fire, and Public Works and conduct
regular weekly meetings to ensure efficient review of ADU applications.
Planning Department July 2023; Weekly Establish the ADU review team.
Conduct weekly meetings to
review ADU applications,
prioritizing review of permits for
ADUs proposed in geographic
areas identified as racially
concentrated areas of affluence to
increase housing opportunities for
minority and lower and moderateincome households in these neighborhoods.
Action 6.2c: Continue to incentivize ADUs and JADUs to be constructed along with new single-family detached housing by allowing concurrent permit review and approval.
Planning Department Ongoing as applications
are received
Informproperty owners of ADU
allowances and streamline
permitting when applications for
new home construction and
rehabilitation are received.
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Action 6.2d: Consider allowing objective, administrative exceptions for specified zoning standards, such as maximum lot coverage, to accommodate ADUs and JADUs. In addition, amend the Zoning Code as needed to comply with State law.
Planning Department July 2025; Ongoing as
State ADU law is adopted
As a part of a full Zoning Code
update, establish an
Administrative Exceptions
process to allow for ministerial
approval of minor variances for
specified zoning standards, such
as maximum lot coverage, to
accommodate ADUs and
JADUs.
Action 6.2e: Enhance the Town’s Summary Guide to ADUs
to include diagrams, calculators, and other tools to help walk residents through the ADU/JADU permitting process.
Planning Department April 2024 Hire a consultant to develop an interactive web-based
tool to guide residents
through the ADU
construction process in a
streamlined and userfriendly manner.
Once established, the webbased tool will facilitate the creation of 10 additional ADUs
annually throughout the town,
with particular emphasis on
geographic areas identified as
racially concentrated areas of
affluence to increase housing
opportunities for minority and
lower and moderate-income
households in these
neighborhoods.
Action 6.2f: Establish an ADU/JADU Information and
Resources webpage on the Town’s website.
Planning Department;
Communications
April 2023 Update the Town’s website to
include an ADU/JADU
Information and Resources
webpage and update it on an asneeded basis.
Program 6.3: Allow one JADU and multiple ADUs on lots one acre and larger in the R-1, R-1C, and R-1H districts.
Action 6.3a: Review best practices and sample ordinance language for similar multiple attached or detached ADU
programs in jurisdictions of similar size and economic and environmental constraints in Marin County and throughout the state.
Planning Department July 2025 As a part of a full ordinance update, review best practices
and sample ordinance language
for similar multiple attached or
detached ADU programs.
Action 6.3b: Based on the findings of Action 6.3a, draft potential ordinance language facilitating allowing a maximum of two ADUs (attached or detached) and one JADU on lots one acre and larger within the R-1, R-1-H, and R-1-C districts and conduct community outreach for feedback.
Planning Department July 2025 As a part of a full ordinance update, draft potential ordinance
language facilitating allowing a
maximum of two ADUs (attached
or detached) and one JADU on
lots one acre and larger within
the R-1, R-1-H, and R-1-C
districts and conduct community
outreach for feedback.
Action 6.3c: Present to Town Council for consideration and adoption, language allowing a maximum of two ADUs
(attached or detached) and one JADU on lots one acre and larger within the R-1 district.
Planning Department July 2025 As a part of a full ordinance update, present to Town Council
for consideration and adoption,
language allowing a maximum of
two ADUs (attached or detached)
and one JADU on lots one acre
and larger within the R-1 district.
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Action 6.3d: Amend the Zoning Code to allow ADUs and
JADUs on parcels that use both the authority contained in Government Code Section 65852.21 and the authority
contained in Government Code Section 66411.7.
Planning Department July 2025 As a part of a full ordinance update, amend the Zoning Code
to allow ADUs and JADUs on
parcels that use both the authority
contained in Government Code
Section 65852.21 and the
authority contained in
Government Code Section
66411.7.
Action 6.3e: Conduct a study of jurisdictions of similar size and economic and environmental constraints in Marin County and throughout the state to evaluate the feasibility of deed restrictions for ADUs. Based on this study, consider modifying requirements to implement these changes as appropriate.
Planning Department October 2025; January
2025
After the completion of the full
Zoning Code update, assess the
feasibility of deed restrictions for
ADUs. Present to the Town
Council the feasibility study and
options for implementation.
Policy 7. Provide Housing for Special Needs Populations that is Coordinated with Support Services Program 7.1: As appropriate, assist service providers to link together services for special needs populations to provide the most effective response to persons experiencing homelessness or at risk of homelessness, youth needs, farmworkers, seniors, persons with disabilities and developmental disabilities, substance abuse problems, HIV/AIDS, and multiple diagnoses, veterans, victims of domestic violence, and other economically challenged or underemployed workers.
Action 7.1a: Identify, evaluate, and implement strategies to reduce the number of individuals experiencing homelessness both Town and Countywide in partnership with the Marin
County Health and Human Services, the Marin Homeless
Continuum of Care (CoC), social service providers, and nonprofit organizations.
Planning Department January 2024 Partner with Marin County Health and Human Services, the Marin
Homeless Continuum of Care
(CoC), social service providers,
and non-profit organizations to
develop a regional plan to prevent
and end homelessness.
Action 7.1b: Work with and promote the Marin County Health and Human Services Crisis Stabilization Unit which provides 24-hour service to Marin County residents and visitors
experiencing a mental health crisis.
Planning Department July 2023 Update the Town’s website to include information about the
Marin County Health and Human
Services Crisis Stabilization Unit.
Action 7.1c: Work with housing providers to ensure that housing needs for special needs groups are addressed for seniors, persons with disabilities and developmental
disabilities, single parent-headed households with children, large households, and extremely low-income households.
The Town will seek to meet special housing needs through a combination of regulatory incentives and zoning standards.
Actions 5.7a through 5.7 g, 5.3a, and 6.2c contain additional incentives the Town plans to implement.
Planning Department January 2024; Annually
thereafter
Seek funding opportunities
beginning in 2024 and annually
each year that follows.
Incentivize and support the
creation of 20 units for those with
special needs to reduce
displacement risk and expand
mobility options.
Program 7.2: 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, allowing seniors to “age in place.” Action 7.2a: Amend the Town’s Zoning Code to allow all
residential care facilities, for the elderly and for persons with a chronic life-threatening illness, both small and large, to be permitted in all zoning districts that allow single family units.
Planning Department July 2023 Adopt Zoning Code amendments to allow residential care facilities in
all multifamily and commercial
districts. The Town estimates that
one residential care facility will be
constructed during the planning
period due, in part, to the change
in regulations.
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Action 7.2b: 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.
Planning Department Annually Establish an annual day where volunteers provide free services
such as home repairs and
renovations for low-income elderly
and disabled homeowners in
partnership with local non-profits.
The Town estimates that 5 homes
will be repaired or renovated
annually to combat displacement
during the planning period.
Program 7.3: 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).
Action 7.3a: 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.
Planning Department Ongoing as needed;
Annually
Provide letters of support, as
needed, for the use of Marin
Community Foundation funds for
affordable housing.
Reaffirm annually the Town’s
participation inMHA’s Housing
Stability program.
Action 7.3b: Work with the MHA to promote the Housing
Choice Voucher program regularly through public outreach.
Planning Department;
Communications
July 2023 Update the Town’s website to
include information regarding
Housing Choice Vouchers and
to promote their acceptance by
landlords and use by residents.
A total of 20 lower- and
moderate-income households
access rental opportunities
with Section 8 housing
assistance to facilitate housing
mobility.
Program 7.4: Actively engage with other jurisdictions in Marin County to support long-term housing solutions for homeless individuals and families in Marin County and implement the Marin County Continuum of Care actions in response to the needs of homeless families and individuals.
Action 7.4a: Allocate funds, as appropriate, for County and non-profit programs providing emergency shelter and related support services.
Planning Department;
Administration and
Finance Department
Annually As a part of annual budget
development, consider allocating
funds for County and non-profit
programs providing emergency
shelter and related support
services.
Action 7.4b: Continue to provide resources that support local and regional solutions that meet the needs of
individuals experiencing homelessness. Continue to
collaborate with other agencies to support shelters and programs, such as Housing First and Rapid Rehousing, and provide housing resources and opportunities for individuals experiencing homelessness and displacement.
Planning Department Annually As a part of annual budget development, consider allocating
funds to support local and
regional solutions that meet the
needs of individuals experiencing
homelessness.
Program 7.5: Combat homelessness and support re-housing of people experiencing homelessness.
Action 7.5a: Encourage a dispersion of facilities to avoid an over-concentration of shelters for people experiencing
homelessness 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.
Planning Department Ongoing as siting a facility
is discussed or
considered by the Town,
Marin County Health and
Human Services, the
Marin Homeless
Continuum of Care (CoC),
social service providers,
and non- profit
organizations
As needed, advocate for the
dispersion of facilities to avoid
an over-concentration of
shelters for people
experiencing homelessness in
any given area.
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Action 7.5b: 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.
Planning Department Annually As a part of housing related community outreach (Policy
2), provide emergency
shelters, transitional housing
programs and community care
facilities with the opportunity to
engage with and build positive
relations with San Anselmo
residents.
Action 7.5c: As the opportunity arises, the Town will
participate in the funding of multi-jurisdictional emergency shelter projects such as the Project Homekey project at 1251 South Eliseo Drive and the Homeward Bound of Marin Workforce and veteran Housing project in Novato.
Planning Department;
Administration and
Finance Department
Annually As a part of annual budget
development, consider
allocating funds for multijurisdictional emergency
shelter projects.
Action 7.5d: Conduct a study to identify appropriate sites in the C-L, C-3, and PF zones with adequate capacity for
emergency shelters in accordance with AB 2339.
Planning Department July 2024 Engage a consultant to
conduct a study to identify
appropriate locations in
residential areas of the
community for emergency
shelters.
Policy 8: Ensure Responsible Development in Wildland Urban Interface (WUI) Areas Program 8.1: Continue to support Ross Valley Fire Department (RVFD) plan review.
Action 8.1a: Enhance communications to residents
regarding the required RVFD plan review.
Planning Department,
Communications
July 2023 Update the Town’s website to
provide clarified information
regarding required RVFD plan
review.
Action 8.1b: Continue to require all new proposed
landscape plans on properties in designated WUI areas to submit a vegetation management plan and receive approval by RVFD.
Planning Department Ongoing as applications
are received
Update application
requirements to ensure that
properties in designated WUI
areas submit a vegetation
management plan and receive
approval by RVFD.
Program 8.2: Continue to support community participation in the National Firewise USA® Recognition Program of the National Fire Protection Association (NFPA).
Action 8.2a: Establish a “Firewise San Anselmo” webpage to provide residents with valuable information about how to stay wildfire ready.
Administration and
Finance Department;
Fire Department
January 2023 Update the Town’s website to
include a “Firewise San
Anselmo” webpage.
Action 8.2b: Provide a link on the “Firewise San Anselmo” webpage to access information on which residential property insurance companies may be currently offering discounts for fire hardened homes.
Administration and
Finance Department;
Fire Department
January 2023 Establish, post on the
“Firewise San Anselmo”
webpage, and regularly update
a list of insurance companies
that offer discounts for fire
hardened homes.
Action 8.2c: Consider participation in the Firewise USA Community, as recognized by the National Fire Protection Association (NFPA).
Administration and
Finance Department;
Fire Department
January 2023 Assess and present to the
Town Council the advantages
and disadvantages of
participation in the Firewise
USA Community program.
Program 8.3: Establish and enforce safety standards for structures and landscaping in WUI areas.
Action 8.3a: Continue to ensure that RVFD reviews
proposed plans for all new buildings and major additions to ensure the construction complies with fire access
requirements and makes recommendations for modifications to reduce fire hazards.
Planning Department;
Building Department
Ongoing as project
applications are received
Update application
requirements to ensure that
properties in designated WUI
areas submit proposed plans
for all new buildings and major
additions and receive approval
by RVFD.
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Table 8.1: Housing Element Action Matrix
Town
Lead
Completion
Time Frame Quantifiable Metric
Policy 9: Affirmatively Further Fair Housing
Program 9.1: Eliminate discrimination in housing based on age, race, color, religion, sex, marital status, national origin, ancestry, or occupation.
Action 9.1a: Support fair access to housing for all persons without regard to race, color, religion, sex, marital status, national origin, or ancestry.
Planning Department Annually Annually adopt a resolution to support fair access to housing
for all persons without regard
to race, color, religion, sex,
marital status, national origin,
or ancestry.
Action 9.1b: Assemble and promote the distribution of
information to landlords regarding fair housing.
Planning Department.
Communications
July 2023; Quarterly Update the Town’s website to
include information regarding fair
housing for landlords.
Provide information on a
quarterly basis in the Town
Manager’s newsletter.
Action 9.1c: Involve Marin County Mediation Services to aid in housing-related problem resolution.
Planning Department Ongoing as requested As needed, involve Marin County Mediation Services to
aid in housing-related problem
resolution.
Action 9.1d: Designate the Town Attorney as the appropriate Town official to receive and administer complaints related to housing discrimination.
Planning Department;
Town Attorney
Ongoing as requested As needed, direct all
complaints related to housing
discrimination to the Town
Attorney.
Action 9.1e: Amend the Zoning Code to remove barriers for the approval of requests for reasonable accommodation to comply with the Americans with Disabilities Act. In particular, the Town will revise the reasonable accommodation
procedures to comply with State law and remove Finding 5 required for reasonable accommodation approval to be
consistent with State law.
Planning Department July 2025 Amend Chapter 13
(Reasonable Accommodation)
of the Zoning Code to include
objective findings and
procedures to facilitate
adequate housing conditions
for persons with disabilities.
Action 9.1f: Provide maximum flexibility in the development of housing for persons with physical disabilities and
developmental disabilities. Establish an Administrative Exceptions process to allow for expedited permitting and ministerial approval of minor variances for the development of housing for persons with disabilities and developmental disabilities.
Planning Department July 2025 As a part of a full Zoning Code update, establish an Administrative
Exceptions process to allow for
ministerial approval of minor
variances for the development of
housing for persons with disabilities
and developmental disabilities.
Assist with the creation of 20
units for those with special
needs, including those
persons with developmental
disabilities, to reduce
displacement risk and expand
mobility options.
Action 9.1g: Ensure that information related to fair housing laws is easily available on the Town’s website and at key Town facilities, including Town Hall and the library.
Planning Department;
Communications
July 2023; Annually Update the Town’s website to
include information regarding fair
housing law.
Annually work with Marin
County Mediation Services to
make flyers and literature
regarding fair housing law
available at key Town facilities.
Action 9.1h: Ensure that information related to reasonable accommodations for zoning regulations is easily accessible on the Town’s website.
Planning Department;
Communications
July 2023 Update the Town’s website to
include information regarding
reasonable accommodation.
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Table 8.1: Housing Element Action Matrix
Town
Lead
Completion
Time Frame Quantifiable Metric
Action 9.1i: Work with the County of Marin and other Marin jurisdictions to develop strategies that protect tenants from rapidly rising rents and displacement. These may include:
• Rent stabilization: Currently, the State imposes rent caps on some residential rental properties (AB 1482) through 2030. Evaluate a permanent policy and/or expansion to
units not covered by AB 1482, as permitted by law.
• Just cause for eviction: AB 1482 also establishes a
specific set of reasons that a tenancy can be terminated.
These include: 1) default in rent payment; 2) breach of lease term; 3) nuisance activity or waste; 4) criminal
activity; 5) subletting without permission; 6) refusal to provide access; 7) failure to vacate; 8) refusal to sign lease; and 9) unlawful purpose. Evaluate expansion of
these protections or extension if State protections expire. • Local relocation assistance: Evaluate a countywide
relocation assistance program that provides greater
relocation assistance to special needs groups (e.g.,
seniors, disabled, female-headed households) and
reasonable accommodation for persons with disabilities. • Right to Purchase: When tenants are being evicted due to condominium conversion or redevelopment, offer first right to purchase to displaced tenants to purchase the
units.
• Right to Return: When tenants are being evicted due to rehabilitation/renovation of the property, offer first right to displaced tenants to return to the improved property.
• Tenant Bill of Rights: Adopt a tenant’s bill of rights that considers extending protections for subletters and family members and addresses severe habitability issues and
market pressures. This provision could also provide antiretaliation protection for tenants that assert their rights and a right to legal representation in the case of
evictions.
The Town will take the following actions:
1. Participate in countywide meetings with planning staff from all Marin jurisdictions to review best practices and develop model ordinances for the tenant protection
strategies identified above in 2024. Work with Fair
Housing of Northern California and Legal Aid of Marin to develop strategies and prepare model ordinances.
2. Conduct study sessions with the Planning Commission
and Town Council to understand needs and best
practices for the tenant protection strategies identified above in 2025. Invite Fair Housing of Northern California and Legal Aid of Marin to present at and participate in the study sessions.
3. Prepare ordinances at Town Council direction and bring forward for Planning Commission recommendation and
Town Council adoption in 2025.
Planning Department December 2024 Adopt ordinance for tenant protection strategies.
Program 9.2: Proactively increase access to affordable housing options for historically marginalized and underrepresented groups.
Action 9.2a: Require that any development within the
Affordable Housing Overlay District be marketed to the
disability community and non-English speakers, including newimmigrant and refugee communities.
Planning Department July 2025 As part of the Affordable Housing Overlay District standards adopted as a part of a full Zoning Code update, establish requirements for
affordable units to be marketed to
the disability community and non- English speakers.
Action 9.2b: Require that any development within the
Affordable Housing Overlay District prepares and publicizes paper and digital versions of multi-lingual applications, and that all websites containing application information be accessible.
Planning Department July 2025 As a part of the Affordable Housing Overlay District
standards adopted as a part of a full Zoning Code update, establish requirements for paper and digital versions of multilingual applications be
made available and accessible.
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Table 8.2: Residential Building Permits Issued (2019-2022) Income
New
Construction1 Rehabilitation1 Conservation/ Preservation1 Extremely Low- 0 0 0
Very Low- 5 0 10
Low- 6 0 12
Moderate- 7 0 12
Above Moderate- 19 0 54
TOTAL 37 0 88 1 Affordability level of permits issued are set by the State density bonus law or California Department of Housing and Community Development (HCD) and Association of Bay Area Governments (ABAG) direction regarding safe harbor methodology to estimate the anticipated affordability distribution of ADUs.
Table 8.3: Quantified Objectives
Income
New
Construction1 Rehabilitation2 Conservation/ Preservation3 Extremely Low- 126 8 10
Very Low- 127 8 10
Low- 145 8 12
Moderate- 121 8 12
Above Moderate- 314 8 54
TOTAL 833 40 98 1 Corresponds to Regional Housing Needs Allocation (RHNA) projections. 2 Corresponds to Quantifiable Metric for Action 4.5a. 3 Corresponds to number of Town building permits issued from 2019-2022. 313 Item 2.5 - Attachment 6
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APPENDIX A: PUBLIC
A
PARTICIPATION
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Public Outreach During the 30-Day Public Review
Period
HEAC Meeting 6
The following PowerPoint slides are from the HEAC Meeting 6 on December 15, 2022.
HEAC
MEETING #6
4:00pm
December 15, 2022
San Anselmo Housing Element Update
Meeting Agenda
■ Housing Element Purpose and Update
Process
■ Public Review Draft Housing Element
Overview
■ Next Steps
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HOUSING ELEMENT
PURPOSE AND UPDATE
PROCESS
What is a Housing
Element?
■ Provides an assessment of the City’s housing needs and identifies how to accommodate the housing needs of existing and future residents. ■ Sets citywide policies, programs, and actions for housing, and identifies housing conditions and needs within the community.
■ Must be reviewed for compliance and certified by State Department of Housing and Community Development (HCD).
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Why are Housing Elements Updated?
■ Ensure the City complies with State housing laws
■ Demonstrate San Anselmo’s ability to meet future
housing growth needs
■ To adopt and implement policies addressing local
housing issues
■ Allow the community to further engage in the planning process
What is "RHNA"?
■ Regional Housing Needs Allocation
– Assigned by State via ABAG
– Projected number of new units needed in the region
over 8 years
– Broken into four income categories
– Currently in Cycle 5 or “RHNA 5"
– Planning for Cycle 6 or "RHNA 6"
■ RHNA 5: 2014-2022
■ RHNA 6: 2023-2031
Association of Bay Area
Governments
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San Anselmo’s RHNA 6 Allocation
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
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four Units Already
Accounted For
■ ADUs - 160
■ Pipeline Projects - 43
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San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6
Allocation
RHNA 6
Allocation
After ADUs
RHNA 6
Allocation
After ADUs
& Pipeline
Very Low Income 253 205 194
Low Income 145 97 88
Moderate Income 121 73 69
Above Moderate Income 314 298 279
TOTAL: 833 673 630
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four 20% No Net Loss Buffer
■ 630 units remaining after subtracting ADUs and pipeline projects
■ 630 x .20 = 126
■ Total remaining RHNA and 20% no net loss buffer: 754
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Update Process
■ 6/4/2022 – Town Council Introduction
■ 7/11/2022 – HEAC Meeting 1
■ 7/21/2022 – Town Hall Meeting 1
■ 7/25/2022 – HEAC Meeting 2
■ 8/25/2022 – Town Hall Meeting 2
■ 9/1/2022 – HEAC Meeting 3
■ 9/26/2022 – HEAC Meeting 4
■ 10/11/2022 – Town Council Meeting
■ 11/3/2022 – HEAC Meeting 5
■ 12/15/2022 – HEAC Meeting 6
Update Process
■ 6/4/2022 – Town Council Introduction
■ 7/11/2022 – HEAC Meeting 1
■ 7/21/2022 – Town Hall Meeting 1
■ 7/25/2022 – HEAC Meeting 2
■ 8/25/2022 – Town Hall Meeting 2
■ 9/1/2022 – HEAC Meeting 3
■ 9/26/2022 – HEAC Meeting 4
■ 10/11/2022 – Town Council Meeting
■ 11/3/2022 – HEAC Meeting 5
■ 12/15/2022 – HEAC Meeting 6
Introductory and Informational Meetings
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Update Process
■ 6/4/2022 – Town Council Introduction
■ 7/11/2022 – HEAC Meeting 1
■ 7/21/2022 – Town Hall Meeting 1
■ 7/25/2022 – HEAC Meeting 2
■ 8/25/2022 – Town Hall Meeting 2
■ 9/1/2022 – HEAC Meeting 3
■ 9/26/2022 – HEAC Meeting 4
■ 10/11/2022 – Town Council Meeting
■ 11/3/2022 – HEAC Meeting 5
■ 12/15/2022 – HEAC Meeting 6
Housing Opportunity Sites Identification
and Discussion
Introductory and Informational Meetings
Update Process
■ 6/4/2022 – Town Council Introduction
■ 7/11/2022 – HEAC Meeting 1
■ 7/21/2022 – Town Hall Meeting 1
■ 7/25/2022 – HEAC Meeting 2
■ 8/25/2022 – Town Hall Meeting 2
■ 9/1/2022 – HEAC Meeting 3
■ 9/26/2022 – HEAC Meeting 4
■ 10/11/2022 – Town Council Meeting
■ 11/3/2022 – HEAC Meeting 5
■ 12/15/2022 – HEAC Meeting 6
Housing Opportunity Sites Identification
and Discussion
Introductory and Informational Meetings
Housing Opportunity Sites Analysis and
Finalization
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Update Process
■ 6/4/2022 – Town Council Introduction
■ 7/11/2022 – HEAC Meeting 1
■ 7/21/2022 – Town Hall Meeting 1
■ 7/25/2022 – HEAC Meeting 2
■ 8/25/2022 – Town Hall Meeting 2
■ 9/1/2022 – HEAC Meeting 3
■ 9/26/2022 – HEAC Meeting 4
■ 10/11/2022 – Town Council Meeting
■ 11/3/2022 – HEAC Meeting 5
■ 12/15/2022 – HEAC Meeting 6
Housing Opportunity Sites Identification
and Discussion
Introductory and Informational Meetings
Housing Opportunity Sites Analysis and
Finalization
Policies, Programs, and Actions Discussion
Update Process
■ 6/4/2022 – Town Council Introduction
■ 7/11/2022 – HEAC Meeting 1
■ 7/21/2022 – Town Hall Meeting 1
■ 7/25/2022 – HEAC Meeting 2
■ 8/25/2022 – Town Hall Meeting 2
■ 9/1/2022 – HEAC Meeting 3
■ 9/26/2022 – HEAC Meeting 4
■ 10/11/2022 – Town Council Meeting
■ 11/3/2022 – HEAC Meeting 5
■ 12/15/2022 – HEAC Meeting 6
Housing Opportunity Sites Identification
and Discussion
Introductory and Informational Meetings
Housing Opportunity Sites Analysis and
Finalization
Policies, Programs, and Actions Discussion
Public Review Draft HE Overview
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PUBLIC REVIEW DRAFT
HOUSING ELEMENT
OVERVIEW
Housing Element Outline
1. Introduction
2. Housing Needs and Constraints Executive Summary
3. Housing Needs
4. Housing Constraints
5. Housing Resources
6. Housing Opportunities
7. Affirmatively Furthering Fair Housing
8. Policies, Programs, and Actions
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Housing Element Outline
1. Introduction
2. Housing Needs and Constraints Executive Summary
3. Housing Needs
4. Housing Constraints
5. Housing Resources
6. Housing Opportunities
7. Affirmatively Furthering Fair Housing
8. Policies, Programs, and Actions
SETTING THE STAGE: Background and
Identification of Housing Conditions, Needs,
Barriers, and Resources
THE MAIN ACT: Identification of Housing
Opportunity Sites and Plan for Accommodating
Additional Housing in San Anselmo
Housing Element Outline
1. Introduction
2. Housing Needs and Constraints Executive Summary
3. Housing Needs
4. Housing Constraints
5. Housing Resources
6. Housing Opportunities
7. Affirmatively Furthering Fair Housing
8. Policies, Programs, and Actions
SETTING THE STAGE: Background and
Identification of Housing Conditions, Needs,
Barriers, and Resources
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Housing Opportunity Sites Identification
Process
1. Preliminary housing opportunity sites were identified by Town staff.
2. Staff identified sites were brought to the HEAC for review and initial consideration.
3. Staff identified sites were brought to the public at a virtual workshop for initial consideration.
4. Staff identified sites were refined based on the feedback from the HEAC and the public. For example, staff identified sites in the R-1H and R-1C zoning districts were eliminated based on community concerns regarding environmental degradation 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.
Housing Opportunity Sites Identification
Process
1. Preliminary housing opportunity sites were identified by Town staff.
2. Staff identified sites were brought to the HEAC for review and initial consideration.
3. Staff identified sites were brought to the public at a virtual workshop for initial consideration.
4. Staff identified sites were refined based on the feedback from the HEAC and the public. For example, staff identified sites in the R-1H and R-1C zoning districts were eliminated based on community concerns regarding environmental degradation 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.
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Housing Opportunity Sites Identification
Process
7. The results of the sites inventory analysis were presented to the HEAC at their 4th meeting for further review and refinement. Necessary zoning ordinance amendments to accommodate the density needed on the identified housing opportunity sites were also presented to and discussed by the HEAC. At meeting, the HEAC made a motion to recommend the sites to the Town Council.
8. The Town Council considered the sites recommended by the HEAC and made a motion to move forward with all sites with the exception of the dog park.
9. Town staff conducted meetings with the schools to discuss the potential of housing on the portion of their sites included in the Town Council approved list of housing opportunity sites. Based on the feedback received from these meetings, the school sites were removed from the list of housing opportunity sites.
Housing Opportunity Sites Identification
Process
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 Cycle 5 but were met with barriers to development approval. Side by Side expressed continued interest if the Town worked to eliminate the barriers to development approval it had previously faced. Policy 5. Eliminate Barriers to the Development of Market Rate and Affordable Housing includes programs and actions to eliminate said barriers thus the additional site was included.
11. The updated housing opportunity sites were brought to the HEAC for final review and consideration at HEAC meeting 5.
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Housing
Opportunity Sites
■ Total Housing Opportunity Sites: 62
■ Total Parcels: 172
■ Total Projected Units: 837
– Lower Income: 354
– Moderate Income: 271
– Above Moderate Income: 212
■ Proposed Zoning Amendments to
Accommodate Development of Projected
Units: increase maximum density in the R-3,
C-3, C-L, and SPD districts from 20 dwelling
units an acre to 30
San Anselmo’s RHNA 6 Allocation
Income Level
RHNA 6 Less
ADUs
& Pipeline, Plus
20% Buffer
Housing
Opportunity Site
Units
Unit Surplus /
Deficit
Very Low Income 233
354 15-unit surplus Low Income 106
Moderate Income 83 271 188-unit surplus
Above Moderate Income 335 212 123-unit deficit
TOTAL: 756 837 80-unit surplus
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four MAY 2023
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QUESTIONS?
Policies, Programs, and Actions
■ Policies: Statements that declare the Town’s goals for increasing housing availability and affordability in the next 8 years.
■ Programs: Programs the Town will employ to realize policy. ■ Actions: Specific actions the Town will take to complete programs and realize policy. ■ Action Matrix:
– Town Lead
– Completion Time Frame
– Quantifiable Metric
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NEXT STEPS
Next Steps
■ December 19: Planning Commission Public Meeting
– Review of Draft Housing Element
■ January 10: Town Council Public Meeting
– Preliminary consideration of public comment
■ January 12: Public Comment Period Closes
– Feedback incorporated into document per Town Council
direction
■ January 24: Town Council Public Meeting
– Consider adoption of revised Housing Element
■ January 26: Submit Adopted Housing Element to HCD
– 90-day review period begins
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THANK YOU!
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Planning Commission Meeting
The following staff report is from the Planning Commission Meeting on December 21, 2022.
TOWN OF SAN ANSELMO
PLANNING COMMISSION
MEETING OF DECEMBER 19, 2022
To: Chair Tunny and members of the Planning Commission
From: Heidi Scoble, Planning Director
Subject: Review of the Draft 6th Cycle Housing Element
Recommendation
Receive a presentation on the Draft Housing Element, receive public comment, and provide comment and/or recommendations to the Draft Housing Element.
Planning Commission Review of Draft Housing Element:
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 help plan for the housing needs of all segments of San Anselmo’s population. State law mandates that local governments adequately plan to meet the existing and projected housing needs of all economic segments of the community. 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).
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. The Housing Element is required to include:
• Assessment of the unique characteristics of the San Anselmo’s population and households • Inventory of sites suitable for residential development • Assessment of financial and programmatic resources
• Analysis of constraints to housing production
• Affirmatively furthering fair housing analysis
• Comprehensive set of goals, policies, and programs to address current and projected housing needs
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California Government Code Section 65583 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 Regional Housing Needs Assessment (RHNA) (see Attachment 3). The Town’s RHNA allocation for Cycle 6 is 833 Units. Lastly, new to Housing Element, the 6th Cycle Housing Element will address Affirmatively Furthering Fair Housing (AFFH) requirements (see Attachment 4). AFFH is a set of federal and state laws which required 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 HEAC and appointed two councilmembers, one planning commissioner and four residents. To date, there have been two community workshops, the HEAC has conducted five public meetings, and the Town Council has received an update and confirmed the Housing Opportunity sites. Town Staff has also participated in two community pop-up events (On the Avenue and the Goblin Spooktacular).
Primary Components of the 6th Cycle Housing Element
The San Anselmo Draft Housing Element includes eight sections that cover topics required by State law, in addition to two appendices to show public participation and a Map Book to show the Housing Opportunity Sites. Specifically, the 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 identify existing and projected housing needs of the community, with attention paid to special housing needs (e.g., large families, persons with disabilities, femaleheaded households, employee housing, and people of diverse social and economic backgrounds)
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California Government Code Section 65583 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 Regional Housing Needs Assessment (RHNA) (see Attachment 3). The Town’s RHNA allocation for Cycle 6 is 833 Units. Lastly, new to Housing Element, the 6th Cycle Housing Element will address Affirmatively Furthering Fair Housing (AFFH) requirements (see Attachment 4). AFFH is a set of federal and state laws which required 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 HEAC and appointed two councilmembers, one planning commissioner and four residents. To date, there have been two community workshops, the HEAC has conducted five public meetings, and the Town Council has received an update and confirmed the Housing Opportunity sites. Town Staff has also participated in two community pop-up events (On the Avenue and the Goblin Spooktacular).
Primary Components of the 6th Cycle Housing Element
The San Anselmo Draft Housing Element includes eight sections that cover topics required by State law, in addition to two appendices to show public participation and a Map Book to show the Housing Opportunity Sites. Specifically, the 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 identify existing and projected housing needs of the community, with attention paid to special housing needs (e.g., large families, persons with disabilities, femaleheaded 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 13 MAY 2023
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4. Other: Any other comment, suggestions, and/or request for additional information to be included in the final Draft Housing Element.
Attachments
1. Draft Housing Element
2. Government Code Section 65583
3. Housing Element Site Inventory Guidebook
4. Affirmatively Furthering Fair Housing
5. Public Outreach Post Card
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Town Council Meeting
The following staff report is from the Town Council Meeting on January 10, 2023.
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) MAY 2023
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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 San Anselmo Housing Element |
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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 MAY 2023
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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 San Anselmo Housing Element |
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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
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Public Comments
The following Table is public comments received during the 30-day public comment period from December 12, 2022 to January 11, 2022.
HE
Section Public Comment How Comment was Addressed Page Number Section 1:
Introduction
largely developed per the prescribed zoning”. This
statement is true, but it is incomplete as the prescribed zoning is a community choice. Downzoning in the 60’s
and 70’s was a decision based on Supreme Court laws
prohibiting explicit racial segregation. San Anselmo, along with the other Marin jurisdictions, can readily address all RHNA regulations by liberalizing its prescribed zoning.
We do commend that San Anselmo moves in the right
direction by upzoning multi-family areas and permitting missing-middle housing. We’d encourage San Anselmo to
more clearly identify the impact of zoning on development and its roles in segregation.
The AFFH Chapter of the element includes an
Integration and Segregation section, which provides a
regional and local analysis of the dispersion of various demographics with special housing needs. This analysis
informs policies that affirmatively further fair housing for communities with special housing needs. Program 9.1
and subsequent actions aim to eliminate discrimination
in housing based on age, race, color, religion, sex,
marital status, national origin, ancestry, or occupation.
Program 9.2 and subsequent actions aim to proactively
increase access to affordable housing options for
historically marginalized and underrepresented groups.
In addition, Program 5.7 and subsequent actions aim to
amend the Town’s Zoning Code to accommodate higher
density and affordable housing.
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Element appears stronger than many jurisdictions.
According to this data, the town built more than its
required units, and only missed building sufficient lowincome units. However, on Page 60, the element states that San Anselmo had 20 less housing nits in 2020 than
in 2010. It would be useful for San Anselmo to provide
clarity here. It would also be helpful for San Anselmo
to break out ADUs from non- ADUs to get a stronger
understanding of development trends.
The chart data was corrected to reflect housing units for 2010 and 2020. 66
San Anselmo notes the decline in lower-income
households, but asserts that because population has
remained stable, it’s most likely that incomes have risen rather than lower income households being pushed
out. This interpretation of the data is not supported by research on gentrification. Stable populations with rising home prices is a prime condition for displacement of low income people.
Included "The increased number of residents who
attained a bachelor's degree between 2010 and 2020
could support this statement. In 2010, 49 percent
of residents achieved a bachelor's degree or higher
compared to 84 percent in 2020. This data could explain the increase in median income from $92,260 in 2010 to
$146,179 in 2020."
53 San Anselmo states strong reasoning for incentivizing larger affordable rental units. I’m really glad to see this.
When I was a single mom with young children, there
were very few options for 3+ bedroom housing options in Marin.
No change made N/A
San Anselmo notes that the growing population of
seniors will increase demand for senior living. All
Marin jurisdictions have aging populations, and most
are planning for it with ADUs and assisted living. The
seniors I know that have chosen to downsize don’t want
an ADU or assisted living. They want a high end multifamily housing option, with amenities and service. Many residents complain about the development of “luxury”
apartments, but this is a very good option for seniors
looking to downsize. This should be incorporated into the Housing Plan.
Given the RHNA assigned to San Anselmo, the Town's
focus is providing opportunities for mixed housing types.
The development of above moderate-income units will
occur regardless.
53
community resistance as a constraint to housing and
the adoption of Objective Design and Development
Standards, especially for all building types, to address this.
The element has identified community resistance to
new housing as a constraint to exceptionally affordable housing. Action 3.1C will require the Town to adopt
pre-approved plans for missing middle housing types.
In addition, Action 3.2a will require the Town to adopt objective design standards for all housing types, and
Program 6.1 will require the Town to adopt pre-approved ADU plans.
54 While the general plan is largely the same, society
has changed and we should do more on theme 5:
accommodate the housing needs of a socially and
economically diverse population (take an aggressive
approach to AB 686). SA should lead Marin on diversity
The element includes Policy 9: Affirmatively Further Fair Housing, along with subsequent programs and actions
which address how the Town is addressing AB 686.
Policy 9 is on page 246 of the element in the Policies, Programs, and Actions chapter.
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Section Public Comment How Comment was Addressed Page Number Section 2:
Housing
Needs and
Constraints
Executive
Summary
Climate change problems are reduced when people live
near work. SA should prioritize housing affordable for
those doing low paid service jobs. Overnight parking
should be allowed: its hard for families who become
homeless to stay in their community/cars
Included "allowing public overnight parking on Town
streets" to Action 5.2d 248
Section 3:
Housing
Needs
and population in 2020? It definitely does not reflect
housing units for 2010 - 2020.
The chart data was corrected to reflect housing units for 2010 and 2020. 66
What is the source for saying that 5% rental vacancy
rates and 2% own housing vacancy rates are healthy?
Those rates sound very low. My personal experience is
that the housing market in Marin is extremely tight. The Zillow data seems to support that it is a tight housing market, but the percentages provided seem to suggest
that it is a healthy market. It is indisputable that housing costs have increased far more quickly than inflation over the past 20 years. The vacancy rate discussion seems to downplay our very serious housing issues.
The element included updated benchmarks for healthy
vacancy rates to five percent for renter-occupied units and 1.5 percent for owner-occupied units. The element
cited the California Department of Finance (DOF) and
HCD for these benchmarks.
68
an issue given our aging population and that even seniors in fully owned homes are at risk for displacement if they cannot afford costly repairs. There is very little about San Anselmo’s plans for seniors going forward. There
is mention that increased seniors increases demand for
assisted living, but no discussion on how that demand
will be met. Just as importantly, seniors need options
for downsizing beyond ADUs and assisted living. Most
seniors wish to live in mixed age communities until they truly need hands-on care that they cannot get at home.
But many seniors cannot afford the costs or challenges
of a single family home. I know a number of seniors who prefer to downsize into “luxury” multi-family housing - that is, developments with amenities, services and a doorman/ coincerge. This provides security, assistance, and far less maintenance work.
The element refers to Program 7.2, Action 7.2b, Policy
9, Program 9.1, Action 9.1e, and Policy 6 and its
subsequent programs and actions on Page 75.
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Section Public Comment How Comment was Addressed Page Number Section 3:
Housing
Needs
description of the challenge of community resistance,
particularly the inclusion that the stated resistance does not necessarily reflect the reality of development.
Program 2.2 to encourage Public Engagement is not
a solution to this issue. Increasing public engagement
does not solve the problem of public engagement being
unrepresentative of the community, biased against
change and uninformed in how to address the problems
facing the community. Specifically, action 2.2a is likely to worsen the situation, not improve it.
San Anselmo needs to build political will and to bring
community sentiment in line with current knowledge
on community planning and development. Some more
effective solutions might include:
Community education, including hosting public speakers
and hosting documentaries on building strong towns
and reducing car dependency. Many residents wrongly
believe that suppressing housing will solve traffic and improve sustainability. This is objectively wrong, and
education may be a better tactic.
Bringing experts into public meetings to discuss how
common concerns can be addressed. Refusing to build
housing cannot fix traffic, water and fire issues.
Objective Design and Development Standards and preapproved plans are excellent solutions to the constraint of community resistance.
Public engagement includes education to increase
awareness and understanding of housing issues and
combat community resistance. Public engagement is
promoted because community resistance often stems
from a need for more knowledge. The element added
"Education" to Policy 2 to clarify that the element
includes education as part of its outreach efforts.
88 Many homeless people aren't counted in the PIT - SA
has more than people realize. We should be doing more
to create shelter, transitional housing, and permanent
supportive housing here, even if bed counts are low it
makes a difference
The element refers to Program 7.4 and Program 7.5,
subsequent actions, and action 5.8d in the element's
Policies, Programs, and Actions. The element also
recognizes policies H4.5 and H4.9 of the Town’s
previous Housing Element in this Housing Element.
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Section Public Comment How Comment was Addressed Page Number Section 4:
Housing
Constraints
development standards and requirements are intended
to protect the long-term health, safety, and welfare
of the community”. This white-washes the reality that
much of the downzoning of Marin and other Bay Area
communities was for the purpose of economically (and
racially) segregating communities. There is no health,
safety or welfare benefit of segregating single family
housing from multi-family housing. And the segregation of housing from everyday retail (such as markets and cafes) has increased our car dependency, increased pollution
and harmed our quality of life. People are willing to pay a large premium to be within walking distance of downtown.
The above statement should be stricken from the Housing Element.
San Anselmo claims that current density limits aren’t a constraint, but then proposes to add housing by loosening limits in the housing overlay. It’s extremely unlikely that development standards aren’t a constraint. But if San
Anselmo truly believes they aren’t, then it should be
pursuing other solutions.
Lastly, San Anselmo claims that various development
requirements don’t limit density because the lots can
all accommodate their single family homes. This is not
true. San Anselmo can enact many changes that would
increase density in single family zoned areas. Set-backs, height limits, lot coverage, FAR and minimum lot sizes all combine to reduce density in single family zoned areas.
If all of these development standards were eliminated, far more housing could be built. I’m not advocating for the elimination of all of these standards, but San Anselmo
could do more to promote housing through the community
by loosening these standards. The legalization of middle market housing is a good first step. If housing does not materialize, San Anselmo should commit to adjusting
these other constraints.
The element addresses discriminatory zoning practices
in the AFFH section.
The Town is pursuing numerous solutions to address
housing constraints which are listed in the Policies,
Programs, and Actions chapter of the element.
The Town's statement conveys that the existing
development standards are feasible to allow
development at the prescribed maximum density. This
is demonstrated through the single-family development
approved in town each year.
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District. The purpose described for this district - require design review, reduce development - sound far more
geared to propping the home values of these homeowners than furthering a public interest. I would question the existence of this zoning category. There is no health or safety reason to require an architectural design review.
Architectural design review is most frequently used for neighbors to extract concessions to homeowners making
improvements to their homes. It rarely, if ever, results in better design. It should be discontinued.
The Town does not encourage substantial development
in R-1-C due to the environmental constraints
associated with land in that zone. Land in other zones
should be prioritized for housing over the R-1-C
zone due to natural hazards related to these areas.
Furthermore, the findings for the design review include two specific findings that focus on protecting emergency vehicle access and the health/safety of property and
surroundings. The last statement is an opinion.
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the decision not to allow more density in C-1 and C-2
zoned land. C-1 is intended to be neighborhood scale
commercial. Additional pedestrian traffic via slightly
more dense housing (30 units/acre is not very dense)
will help these businesses thrive. More dense housing
and building up in the C-2 area is not in conflict with maintaining the cute, old-town charm of downtown San
Anselmo. There is far less noise and traffic here than on Sir Francis Drake and Red Hill. Historically, downtowns have grown higher as they have achieved commercial
success, and many very attractive downtowns are 4-5
stories high. There is no conflict between density and
charm.
The public agreed at a public meeting not to induce
change in the C-2 zone due to the historical context of Downtown San Anselmo.
The C-1 areas of Town are critical neighborhood-serving commercial land uses. The Town believes that some
commercial-only sites should be preserved to provide
essential services and necessities for residents.
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Housing
Constraints
households are 1-2 member households. Yet, most
housing units require 2 or more parking spaces. San
Anselmo should reduce parking standards. A reduction in parking standards does not eliminate spaces or prevent
needed future spaces from being built. It just allows
land that is not needed for parking to be used for better purposes.
The 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 per AB 2097. The element also includes Action 5.2d, which will amend the Zoning Code to
include flexible parking requirements and reductions in areas outside a half-mile of public transit under certain circumstances.
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missing-middle plans. No change made N/A
explanations of the permitting process, and this
explanation shows how complicated it is. While the
permitting process explanation is clear, it is not clear how San Anselmo calculated the “typical” permitting times.
Are these staff estimates or based on a review of permits processed? San Anselmo should provide data based
on actual projects, including for projects with or without variances. If San Anselmo cannot provide this data, it
should implement programs that can provide real data on how long permitting takes.
The Town does not have the capacity to consistently
track permitting time for each project given the nuances of projects, so staff testimony is all that is available. Staff follows the 30-day requirement for project review in the Permit Streamlining Act.
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states that they are intended to be objective. This is an inaccurate description. Different people would reasonably have very different opinions on what is “functionally and aesthetically compatible with existing improvements…”
San Anselmo should correctly identify these standards
as subjective. The move to Objective Design and
Development Standards is a significant improvement.
The element modified the design review narrative not to include "objective." 108
Community resistance is an important barrier. We should use innovative approaches to counter this, in addition
to what is outlined here. It's also important to do all we can to attract nonprofit developers. Innovative incentives beyond what we see here?
Program 5.3 will incentivize the development of
affordable and special needs housing on identified
housing opportunity sites.
88 Section 5:
Housing
Resources
Could poorly used commercial buildings be put forward
for Project Homekey? Can we do more to encourage
landlords to work with MHA to take Housing Choice
vouchers/Shelter+Care??
The element recognizes policies H4.7, H4.8, and H4.9
from the 5th cycle element. In addition, Program 7.3
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).
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Section 6:
Housing
Opportunities
The ADU program seems like a great opportunity. Do we
fully understand why uptake hasn't been greater? Is it just awareness or could we do more? No change made N/A
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Section Public Comment How Comment was Addressed Page Number Section 7:
Affirmatively Furthering Fair
Housing
lists the number of units that are included on the site inventory, by income level, compared to the RHNAs.
Table 6.9 and conclusion included. 136
Action 1.1b - Establishing a database of units with
restrictions is a very important first step in monitoring these housing units. I would encourage San Anselmo
to expand this program to include all rentals, or at
a minimum, all affordable rentals. San Anselmo is
projecting a significant percentage of affordable housing to be provided by ADUs. As such, it needs a mechanism
to monitor that these are being rented as expected. This is particularly true as San Anselmo’s survey showed that only 48% of ADU owners planned to rent their ADUs, and
of those renting, 47% planned to rent to a family member.
Action 1.3a - No net loss monitoring - San Anselmo
acknowledges the need for a monitoring mechanism.
A rental registry would be an important component of
monitoring for No Net Loss.
Action 1.3b - A dashboard would be great, and even
better if San Anselmo makes it public.
The Town does not have the resources or staff capacity
to monitor all rentals in Town. The MHA monitors
affordable rentals that exist in San Anselmo.
The Town will track ADU creation through the APR.
Monitoring affordability is not feasible, given staff
capacity.
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regarding the distribution of the site inventory across census tracts. Based on this analysis, it would appear
that housing is distributed. However, the picture of the housing tells a different story. It appears that 100% of the affordable housing is on Sir Francis Drake or Red Hill
Avenue. These are major, four lane thoroughfares with
significant, fast moving traffic. This is not a distribution of affordable housing throughout the community. Living
on a busy street contributes to asthma and has other
negative health effects. Most families with small children are averse to living directly on a busy road. San Anselmo should target some affordable housing off these roads.
See the earlier comment about our reasoning for the
location of lower-income units and why it is beneficial to the intended occupants and the greater community.
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The poor Fair Housing Testing results mirror lived
experience of people of color and other groups. I don't get a clear picture of transformational change plans from the housing element. We should do more.
The element included Policy 9: Affirmatively Fair
Housing and subsequent programs and actions. 146-147
Section 8:
Policies,
Programs,
and Actions
After reading the latest draft, we note that the issue
around number of stories was raised in one of the
sessions, i.e. 2 vs. 3 stories and we wanted to see what the public's and Commission's reaction was to allowing 3 stories in some areas such as 233 San Anselmo Ave? We
would like to advocate for 3 stories in this area, instead of just 2, because we feel this one change would really help break things open around this area and make it much
easier and more efficient to produce new housing and
also energize the street level. Also, the existing height is 30', the street is wide, the location is at the bottom of the valley and there are existing 30' tall and taller buildings on the same and adjacent blocks. As such, there will be no or negligible impact on massing, views and shadows.
Actions 5.7a through 5.7e address zoning amendments
that increase density in numerous residential and
commercial zones. Actions 5.7a through 5.7e were
updated to include the sentence, "The zoning
amendment will include updating other development
standards to accommodate additional density." The
"other development standards" include building height
standards which may be updated to accommodate
additional density.
256-257
San Anselmo is taking a big step forward by legalizing
“missing middle” housing, including pre-approved plans, in R1 zoned areas. Since most of San Anselmo is zoned
R1, this will open up multi-family housing to much of
the town. Although this is a significant and important
change, we do not expect it to dramatically change the
housing stock this cycle, as the rate of redevelopment of single family homes is low. I’d encourage San Anselmo
to monitor the update of this program and to amend setbacks, lot sizes and/or building heights if the program is underutilized.
The Town will consider monitoring the program in the
next housing element cycle but, given limited staff
capacity, will be focused on drafting, adopting, and
implementing the plans during the 6th cycle.
251
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HE
Section Public Comment How Comment was Addressed Page Number Section 8:
Policies,
Programs,
and Actions
Objective Design and Development Standards. San
Anselmo commits to move to Objective Design and
Development Standards for all housing types. This is
a very positive response to the public comments on
permitting times. This has the potential to significantly streamline the building of housing. Since this is a very different way of permitting projects, San Anselmo should monitor the program to ensure that the standards set will support the housing that is financially feasible to build.
Objective design standards are being studied and
adopted to facilitate and streamline the development
of various housing types, including those affordable to lower-income residents.
251
The Site Inventory is incomplete and is missing analysis.
HCD requires a site inventory list, with prescribed data points. San Anselmo has a map book, but no site list
is included. There is no place that states how many
units by income category are planned for on the sites.
City staff has confirmed that a site inventory is being prepared for the HCD draft. However, the lack of a site inventory makes the review of the public draft much more challenging. I’d encourage city staff to release this as soon as possible. There are two additional site inventory issues that need to be addressed:
It appears that over 50% of sites planned for lower
income housing are on sites with existing uses. As such, San Anselmo must provide analysis that the existing
use is likely to discontinue during the 6th housing cycle.
Alameda is the only jurisdiction with a HCD-approved
housing plan. Their analysis was in-depth, including
conversations with land-owners, entitlements and
substantial evidence that projects would happen. San
Anselmo has no detailed information on its sites. It’s
possible that San Anselmo has done this analysis. If so, it needs to be included in the Housing Element. If not, it needs to be completed.
It appears that all of the sites intended for lower
income housing are located either on Sir Francis
Drake or Red Hill Avenue. These are major, four lane
thoroughfares with significant, fast moving traffic. This is not a distribution of affordable housing throughout the community. While convenient to transit, living on a busy street contributes to childhood asthma and has other
proven negative health effects. Most families with small children are averse to living directly on a busy street. San Anselmo should target some affordable housing off these arterial streets.
▪The Town will wait to see what HCD says.
▪The Town is proposing sites that are more accessible
for lower-income households within the center of the
Town rather than the outskirts.
B1-B64
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Section Public Comment How Comment was Addressed Page Number Section 8:
Policies,
Programs,
and Actions
community resistance as a problem. Program 2.2a
primarily serves as a vehicle to increase community
resistance and to make it easier for opponents to
organize against projects. Program 2.2b is a step in
the right direction, but an annual newsletter article isn’t nearly sufficient to change the political will to build housing. I would suggest making this a community
education plan that includes the following: The invitation of various experts to contentious meetings to discuss how frequently cited issues are most successfully addressed.
For example: transit and traffic experts to discuss how communities have successfully reduced traffic. (As a
note, Seattle reduced traffic 4% while increasing housing 20%. Traffic is not related to the volume of housing). The fire department or other fire-safety experts to contentious meetings to discuss how fire risks can be mitigated.
Members of the Water Board to explain why new
development has only a trivial impact on water usage
Broader public programs that educate the population on
modern planning, including speakers from Strong Towns,
Marin Bike Coalition, and other groups working to create more integrated, less car-dependent communities. If
San Anselmo has funds for climate-action, these sorts
of programs should qualify for funding. Program 2.2c
is necessary to help counterbalance the small minority
of residents who strongly fight housing. San Anselmo
lists this on a case-by-case basis. It should commit to a minimum usage of this tactic and some guidelines of
when it will be deployed.
Updated language to include outreach and education.
The Town frequently brings subject matter experts, such as the Ross Valley Fire Department and engineers from
the Building and Public Works Departments, to meetings
on relevant topics. When information about water is
requested, the Town cites the Marin Municipal Water
District facts for water supply. In instances where expert intel is beneficial and available, the Town brings that testimony to public meetings.
The comment regarding climate-action funding is outside the scope of the Housing Element. The Town's Climate
Action Commission addresses environmental and
sustainability objectives.
251
plan to rezone. San Anselmo should include a plan to
evaluate the effectiveness of the rezoning and to loosen restrictions if it doesn’t generate the expected level of development.
The Town will track development creation through the
APR. 255
units/acre. It’s currently at 6-12, so this does not feel like an upzoning. We would suggest a true upzoning, perhaps
12-18 units/acre.
Policy revised to "Amend R-1 to R-2 standards to allow
up to 12 dwelling units per acre on these parcels." 256
on a significant number of ADUs for its low income
housing, we believe it needs a program for monitoring
ADU rentals and affordability.
The Town will track ADU creation through the APR.
Monitoring affordability is not feasible, given staff
capacity.
252
Actions 1.1a-c are important. Are regular planning calls enough? This doesn't sound like strong leadership for
change. Actions 1.2a-c should be more frequent No change made N/A Appendix A:
Public Participation
San Anselmo’s public outreach was most successful
in its ADU survey, which received 320 responses. It is
important that San Anselmo acknowledge that most ADUs
built will not be rented to the general public (48% will not be rented, 47% of rented will be to a family member). San Anselmo’s housing plan should reflect this knowledge.
The Town uses HCD/ABAG's safe harbor methodology
to estimate ADU production and income levels. A140
I appreciated the varied forms the public's participation was solicited - from informal tabling at community events to email and paper mail No change made N/A
Appendix B:
Map Book
As mentioned above, the San Anselmo Housing inventory
is missing a consolidated sites inventory and has not
completed the analysis that HCD requires for a compliant housing element. The absence of a consolidated list
makes analysis of the inventory much more difficult. I’ve pulled out a few of the issues below, but it is exhaustive. I will do a complete review when the list is available.
See cells below: N/A
▪Sites with existing uses need analysis that the site is likely to be redeveloped during the period. While San
Anselmo describes its general process and mentions
that some owners are interested, there is no site specific analysis provided.
The element will include this analysis during the revision period after the Town receives comments from HCD. 125
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HE
Section Public Comment How Comment was Addressed Page Number Appendix B:
Map Book
▪The Sites inventory does not state whether rezoning will be done, even on commercial sites.
The Policies, Programs, and Actions chapter includes
Program 5.7: Amend the Town's Zoning Code to
accommodate higher density and affordable housing,
and subsequent actions address the Town's efforts to
rezone.
256
▪The Sites Inventory description of existing use is
insufficient - it must be more detailed than “industrial - improved”
This is an opinion. The Town includes information about the existing use pertinent to the sites inventory analysis. 125 The Sites inventory has just one income level (low
income, moderate income, etc.) per inventory site. This is atypical and unlikely to reflect how development will happen. San Anselmo should provide a more detailed
assessment of income levels of the sites. A thorough site analysis requires that San Anselmo determine that sites with existing uses are likely to redevelop. Given the low rate of development in recent years, this will likely require conversations with property owners on what zoning
changes will make the development of housing feasible.
Given the current presentation of housing sites, it does not appear that San Anselmo has done this.
This is the requirement per HCD. No change. 239
Site 6 - 300 Sunny Hills Drive - this is listed for 117 low income units. If a development is more than 20%
affordable, subsidies must be offered. This is not done.
There is no evidence of analysis that this will happen.
The Town relies on HCD's prescribed density
requirements to ensure sites are zoned at appropriate
densities for lower-income housing. As part of the HE
Update, the Town must make land available at this
density to allow for low-income housing. The element
provides a realistic development capacity analysis.
B7
Site 13 - 100 Center Drive - This states that an
Andronico’s will be converted to 100% affordable
housing. San Anselmo would need to provide analysis
that the existing use will be discontinued, and to confirm it would subsidize this 100% affordable project.
The element will include this analysis during the revision period after the Town receives comments from HCD. B14
Site 22 - 100 Red Hill Avenue - This states that an United Markets will be converted to 44 lower income units. This appears financially infeasible. San Anselmo will need to provide analysis that the existing use will be discontinued, and to confirm it would subsidize this 100% affordable
project.
The element will include this analysis during the revision period after the Town receives comments from HCD. B23
Site 26 - 9 parcels at the intersection of RedHill/
Greenfield and Sir Francis Drake for 36 moderate income units. San Anselmo will need to provide analysis that
the existing use will be discontinued. But beyond that, this seems like a particularly bad place for residential construction. It’s at the intersection of two large, busy thoroughfares. Maybe the back half of these lots could be developed, but few people would like their houses to face out on these roads.
The element will include this analysis during the revision period after the Town receives comments from HCD. B27
The map layout is easy to read - I like the map and aerial photo views No change made N/A
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Public Outreach During Housing Element
Development
Town Council Introduction Meeting
The following PowerPoint slides are from the Town Council Introduction Meeting.
CONSULTANT TEAM
Lead Consultant
Housing Element
Land Use Element
Environmental Justice Policies
Housing Element
Public Safety
Element
CEQA
HOUSEAL LAVIGNE TEAM
Robert Kain
Project Principal
Jackie Wells, AICP
Project Manager
Daniel Tse, AICP Chris Murphy
Housing Element Support
Lead: David Barquist, AICP
Public Safety Element
Lead: Aaron Pfannenstiel, AICP
CEQA
Lead: Charnelle Hicks, AICP
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HOUSING ELEMENT REQUIREMENTS
• Accommodate projected housing demand, as mandated by the State (RHNA)
• Increase housing production to meet this demand
• Preserve existing affordable housing
• Improve the safety, quality and condition of existing housing • Facilitate the development of housing for all income levels and household types including special needs populations
• Promote fair housing choices for all
PROJECT TIMELINE (TENT.)
Month Tasks
June • Establish HEAC
July • Community Workshop #1
• HEAC Meeting #1
August • Community Workshop #2
• HEAC Meeting #2
• Draft Opportunity Sites & Housing Policies
September • HEAC Meeting #3
• Finalize Housing Policies and Actions
• Town Council Project Update
October • Public Review Draft
• Planning Commission Meeting #1
November • HEAC Meeting #4
• Planning Commission Meeting #2 (Recommendation Hearing) • Submit for HCD Round 1 Review – 90-Days
December • Town Council First Reading
January • Town Council Adoption Hearing (Deadline January 31, 2023) San Anselmo Housing Element |
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PROJECT TIMELINE (TENT.)
Month Tasks
June • Establish HEAC
July • Community Workshop #1
• HEAC Meeting #1
August • Community Workshop #2
• HEAC Meeting #2
• Draft Opportunity Sites & Housing Policies
September • HEAC Meeting #3
• Finalize Housing Policies and Actions
• Town Council Project Update
October • Public Review Draft
• Planning Commission Meeting #1
November • HEAC Meeting #4
• Planning Commission Meeting #2 (Recommendation Hearing) • Submit for HCD Round 1 Review – 90-Days
December • Town Council First Reading
January • Town Council Adoption Hearing (Deadline January 31, 2023) MAY 2023
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HEAC Meeting 1
The following PowerPoint slides are from HEAC Meeting 1.
HEAC
MEETING #1
4:00pm
July 11, 2022
San Anselmo Housing Element Update
Town Team Introductions
■ Dave Donery – Town Manager
■ Sean Condry – Public Works Director
■ Heidi Scoble – Planning Director
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Consultant Team
Housing Element
Public Safety Element
Housing Element Public Safety Element
Lead Consultant
Houseal Lavigne Team Introductions
Robert Kain
Project Oversight
Jackie Wells, AICP
Project Manager
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HEAC Member Introductions
■ Please share your:
– Name
– Unique perspective you bring to the HEAC
Meeting Agenda
■ HEAC Roles and Responsibilities
■ Housing Element & RHNA 6 Introduction
■ Q & A Opportunity 1
■ Poll Questions
■ Upcoming Town Hall Overview
■ Next Steps
■ How to Spread the Word
■ Q & A Opportunity 2
■ Public Input Opportunity
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HEAC ROLES &
RESPONSIBILITIES
Housing Element Advisory Committee
(HEAC)
■ Role
– Ad hoc advisory committee to the Town Council
■ Responsibilities
– Review and provide feedback on draft Element components – Attend and participate in HEAC Meetings
– Spread the word about community engagement opportunities MAY 2023
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HOUSING ELEMENT
INTRODUCTION
How is the
Housing
Element
related to the
rest of the
General Plan?
Every city in California must create a General
Plan that acts as a roadmap for the future
growth of the City.
General Plans must address key topic areas,
called Elements, that cover things like land
use, housing, transportation, services,
infrastructure, etc.
Each Element establishes broad objectives,
focused policies and specific actions the City
will take to achieve its goals.
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What is a Housing
Element?
■ Provides an assessment of the City’s housing needs and how best to accommodate the housing needs of existing and future residents.
■ Sets citywide goals, objectives and policies for housing, and identifies housing conditions and needs within the community.
■ Must be reviewed for compliance and certified by State Department of Housing and Community Development (HCD).
Why are Housing Elements Updated?
■ Ensure the City complies with State housing laws
■ Demonstrate San Anselmo’s ability to meet future
housing growth needs
■ To adopt and implement policies addressing local
housing issues
■ Allow the community to further engage in the planning process
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Housing Element Requirements
■ Increase housing production to meet this demand
■ Preserve existing affordable housing
■ Improve the safety, quality and condition of existing housing ■ Facilitate the development of housing for all income levels and household types including special needs populations
■ Promote fair housing choice for all
■ Accommodate projected housing demand, as mandated by the State (RHNA) What is "RHNA"?
■ Regional Housing Needs Allocation
– Assigned by State via ABAG
– Projected number of new units needed in the region
over 8 years
– Broken into four income categories
– Currently in Cycle 5 or “RHNA 5"
– Planning for Cycle 6 or "RHNA 6"
■ RHNA 5: 2014-2022
■ RHNA 6: 2023-2031
Association of Bay Area
Governments
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RHNA 5 Success
Income
Level RHNA 5 Allocation Building Permit
Issued Target Achieved
Very Low Income
(0-50% AMI) 33 21 12 Remaining
Low Income
(51-79% AMI) 17 33 Exceeded by 16
Moderate Income
(80-119% AMI) 19 31 Exceeded by 12
Above Moderate Income
(120% AMI +) 37 46 Exceeded by 9
TOTAL: 106 131 Exceeded by 25
RHNA 5 Success
Income
Level RHNA 5 Allocation Building Permit
Issued Target Achieved
Very Low Income
(0-50% AMI) 33 21 12 Remaining
Low Income
(51-79% AMI) 17 33 Exceeded by 16
Moderate Income
(80-119% AMI) 19 31 Exceeded by 12
Above Moderate Income
(120% AMI +) 37 46 Exceeded by 9
TOTAL: 106 131 Exceeded by 25
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San Anselmo’s RHNA 6 Allocation
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
20% Not Net Loss Buffer 167
TOTAL: 1,000
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four Units Already
Accounted For
■ ADUs
■ Pipeline Projects
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Counting ADUs
■ Application of Methodology in San
Anselmo
– 2019: 10 ADUs
– 2020: 22 ADUs
– 2021: 27 ADUs
Counting ADUs
■ HCD Methodology
– Average the number of ADUs
permitted in the last 3 years
– Multiply the average by 8 (number
of years in RHNA Cycle)
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ADU Income Category Distribution
■ ABAG Approved Methodology
– Very Low Income: 30%
– Low Income: 30%
– Moderate Income: 30%
– Above Moderate Income: 10%
Counting ADUs
■ Application of Methodology in San
Anselmo
– 2019: 10 ADUs
– 2020: 22 ADUs
– 2021: 27 ADUs
– 3-year average: ~20 ADUs
– 3-year average x 8 years in RHNA
Cycle: 160 ADUs
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San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6 Allocation RHNA 6 Allocation
After ADUs
Very Low Income 253 205
Low Income 145 97
Moderate Income 121 73
Above Moderate Income 314 298
20% Not Net Loss Buffer 167 167
TOTAL: 1,000 840
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four ADU Income Category Distribution
■ ABAG Approved Methodology
– Very Low Income: 30%
– Low Income: 30%
– Moderate Income: 30%
– Above Moderate Income: 10%
■ San Anselmo ADU Distribution
– Very Low Income: 48
– Low Income: 48
– Moderate Income: 48
– Above Moderate Income: 16
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What happens if San Anselmo does not
comply?
■ Monetary Impacts
– Fines ranging between $10,000-$600,000/month
– Freeze on state grant funds
■ Restriction or Loss of Local Control of Land Use
Why is RHNA 6 different?
■ Increase in Regional Allocation
– RHNA 5 = 187,990
– RHNA 6 = 441,176 units
– ∆ = 253,186 units (135% increase)
■ Fair Housing Requirements
– Affirmatively Furthering Fair Housing (AFFH) requires jurisdictions to demonstrate that they are actively
working to both dismantle the legacy of segregation
and create equal housing opportunities.
■ Site Identification Constraints
– Limits on reuse of sites from RHNA 5
– Stricter ADU Requirements
■ Inclusion of Safety Element
– Every 8 years must update climate vulnerability and
adaptation, fire, flooding, and evacuation sections
– Jurisdictions in the State Responsibility Area and the Very High Fire Hazard Severity Zone must address
specific wildfire requirements
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Housing Element Introduction: Synopsis
■ RHNA = Regional Housing Needs Allocation
■ Each RHNA cycle is 8 years
– Currently in the 5th RHNA Cycle (RHNA 5: 2014-2022)
– Planning for the 6th RHNA Cycle (RHNA 6: 2023-2031)
■ Town's RHNA 6 Allocation is 883 units over 8 years
– 20% No Net Loss Buffer brings RHNA 6 Allocation to 1,000 units over 8 years ■ HE = Housing Element
– Chapter of General Plan
– Must be updated at each 8-year RHNA cycle to plan for new allocation Where do we go from here?
Can we develop a community driven plan that
accommodates our RHNA number in a way that
reflects the character of San Anselmo and
maintains local control?
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TOWN HALL OVERVIEW
POLL QUESTIONS
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Facilitated Discussion
■ What strategies could the town consider using in order to successfully meet the state mandate?
■ What do you think is the best way to address the state’s affordability requirements?
■ What about the RHNA 6 process are you most
concerned about?
■ What opportunities do you see for the Town as a part of the RHNA 6 process?
Town Hall #1
■ Town Hall #1 will be hosted on July 21
■ Event Format
– Housing Element Introduction
– Facilitator Guided Conversation
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Project Timeline & Next Steps
Month Tasks
June Establish HEAC
HEAC Meeting #1- Housing Element Introduction
Community Workshop #1 - Intro and Strategies Review
ADU Questionnaire
HEAC Meeting #2- Strategies Review
Community Workshop #2 - Opportunity Sites Review
HEAC Meeting #3 - Opportunity Sites Review
Draft Opportunity Sites & Housing Policies
HEAC Meeting #4 Policies, Programs, and Actions Review
Finalize Policies, Programs, and Actions
Town Council Project Update
Housing Element Drafting
Internal Review Draft
HEAC Meeting #5 Internal Review Draft Overview
Post Public Review Draft (30 Day Comment Period)
HCD Review Period (90 days)
Joint Town Council and Planning Commission Special Meeting December Document Formatting
Town Council 1st Reading
HCD Review Comments
Housing Element Refinement per Public and HCD Feedback
Town Council Adoption Hearing (Deadline January 31, 2023) November
January
July
August
September
October
NEXT STEPS
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HOW TO
SPREAD THE WORD
Upcoming HEAC Meeting Scheduling
HEAC Meeting 2
■ July 26
■ July 27
■ July 28
HEAC Meeting 3
■ August 30
■ August 31
■ September 1
Meetings will last approximately 90 minutes and will begin at 4pm.
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QUESTIONS?
Encourage Your Friends and Neighbors to:
■ Visit the Project Webpage: https://www.townofsananselmo.org/1517/Housing-Element-Update ■ Provide Feedback: Email questions or comments to: [email protected] San Anselmo Housing Element |
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THANK YOU!
PUBLIC INPUT
OPPORTUNITY
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Town Hall Meeting 1
The following PowerPoint slides are from the Town Hall Meeting 1.
INFORMATION
SESSION
6:00pm
July 21, 2022
San Anselmo Housing Element Update
Town Team Introductions
■ Dave Donery – Town Manager
■ Sean Condry – Public Works Director
■ Heidi Scoble – Planning Director
■ Kelley Warner – Community Engagement
Coordinator
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Housing Element Advisory Committee
(HEAC)
■ Role
– Ad hoc advisory committee to the Town Council
■ Responsibilities
– Review and provide feedback on draft Element components – Attend and participate in HEAC Meetings
– Spread the word about community engagement opportunities Housing Element Advisory Committee
Introduction
■ Alexis Fineman – Mayor
■ Eileen Burke – Town Councilmember
■ Tom Tunny – Planning Commissioner
■ Kathy Ogren – HEAC Member
■ Richard Redmond – HEAC Member
■ Robin Poppers – HEAC Member
■ Sandra Becker – HEAC Member
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Consultant Team
Housing Element
Public Safety Element
Housing Element Public Safety Element
Lead Consultant
Houseal Lavigne Team Introductions
Robert Kain
Project Oversight
Jackie Wells, AICP
Project Manager
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HOUSING ELEMENT
INTRODUCTION
How is the
Housing
Element
related to the
rest of the
General Plan?
Every city in California must create a General
Plan that acts as a roadmap for the future
growth of the City.
General Plans must address key topic areas,
called Elements, that cover things like land
use, housing, transportation, services,
infrastructure, etc.
Each Element establishes broad objectives,
focused policies and specific actions the City
will take to achieve its goals.
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What is a Housing
Element?
■ Provides an assessment of the City’s housing needs and how best to accommodate the housing needs of existing and future residents.
■ Sets citywide goals, objectives and policies for housing, and identifies housing conditions and needs within the community.
■ Must be reviewed for compliance and certified by State Department of Housing and Community Development (HCD).
Why are Housing Elements Updated?
■ Ensure the City complies with State housing laws
■ Demonstrate San Anselmo’s ability to meet future
housing growth needs
■ To adopt and implement policies addressing local
housing issues
■ Allow the community to further engage in the planning process
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Housing Element Requirements
■ Increase housing production to meet this demand
■ Preserve existing affordable housing
■ Improve the safety, quality and condition of existing housing ■ Facilitate the development of housing for all income levels and household types including special needs populations
■ Promote fair housing choice for all
■ Accommodate projected housing demand, as mandated by the State (RHNA) What is "RHNA"?
■ Regional Housing Needs Allocation
– Assigned by State via ABAG
– Projected number of new units needed in the region
over 8 years
– Broken into four income categories
– Currently in Cycle 5 or “RHNA 5"
– Planning for Cycle 6 or "RHNA 6"
■ RHNA 5: 2014-2022
■ RHNA 6: 2023-2031
Association of Bay Area
Governments
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RHNA 5 Success
Income
Level RHNA 5 Allocation Building Permit
Issued Target Achieved
Very Low Income
(0-50% AMI) 33 21 12 Remaining
Low Income
(51-79% AMI) 17 33 Exceeded by 16
Moderate Income
(80-119% AMI) 19 31 Exceeded by 12
Above Moderate Income
(120% AMI +) 37 46 Exceeded by 9
TOTAL: 106 131 Exceeded by 25
San Anselmo’s RHNA 6 Allocation
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
20% Not Net Loss Buffer 167
TOTAL: 1,000
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four San Anselmo Housing Element |
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Units Already
Accounted For
■ ADUs
■ Pipeline Projects
Counting ADUs
■ HCD Methodology
– Average the number of ADUs
permitted in the last 3 years
– Multiply the average by 8 (number
of years in RHNA Cycle)
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Counting ADUs
■ Application of Methodology in San
Anselmo
– 2019: 10 ADUs
– 2020: 22 ADUs
– 2021: 27 ADUs
Counting ADUs
■ Application of Methodology in San
Anselmo
– 2019: 10 ADUs
– 2020: 22 ADUs
– 2021: 27 ADUs
– 3-year average: ~20 ADUs
– 3-year average x 8 years in RHNA
Cycle: 160 ADUs
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ADU Income Category Distribution
■ ABAG Approved Methodology
– Very Low Income: 30%
– Low Income: 30%
– Moderate Income: 30%
– Above Moderate Income: 10%
ADU Income Category Distribution
■ ABAG Approved Methodology
– Very Low Income: 30%
– Low Income: 30%
– Moderate Income: 30%
– Above Moderate Income: 10%
■ San Anselmo ADU Distribution
– Very Low Income: 48
– Low Income: 48
– Moderate Income: 48
– Above Moderate Income: 16
MAY 2023
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San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6 Allocation RHNA 6 Allocation
After ADUs
Very Low Income 253 205
Low Income 145 97
Moderate Income 121 73
Above Moderate Income 314 298
20% Not Net Loss Buffer 167 167
TOTAL: 1,000 840
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four Pipeline Projects
Type of
Project
Number of
Units
Very Low
Income
Units
Low
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Single-Family
Detached
1 1
ADUs 14 4 4 4 2
Multifamily 18 2 16
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San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6
Allocation
RHNA 6
Allocation
After ADUs
RHNA 6
Allocation
After ADUs
& Pipeline
Very Low Income 253 205 199
Low Income 145 97 93
Moderate Income 121 73 69
Above Moderate Income 314 298 279
20% Not Net Loss Buffer 167 167 167
TOTAL: 1,000 840 807
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four Why is RHNA 6 different?
■ Increase in Regional Allocation
– RHNA 5 = 187,990
– RHNA 6 = 441,176 units
– ∆ = 253,186 units (135% increase)
■ Fair Housing Requirements
– Affirmatively Furthering Fair Housing (AFFH)
requires jurisdictions to demonstrate that they are
actively working to both dismantle the legacy of
segregation and create equal housing
opportunities.
■ Site Identification Constraints
– Limits on reuse of sites from RHNA 5
– Stricter ADU Requirements
■ Inclusion of Safety Element
– Every 8 years must update climate vulnerability and
adaptation, fire, flooding, and evacuation sections
– Jurisdictions in the State Responsibility Area and
the Very High Fire Hazard Severity Zone must
address specific wildfire requirements
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What happens if San Anselmo does not
comply?
■ Monetary Impacts
– Fines ranging between $10,000-$600,000/month
– Freeze on state grant funds
■ Restriction or Loss of Local Control of Land Use
Housing Element Introduction: Synopsis
■ RHNA = Regional Housing Needs Allocation
■ Each RHNA cycle is 8 years
– Currently in the 5th RHNA Cycle (RHNA 5: 2014-2022)
– Planning for the 6th RHNA Cycle (RHNA 6: 2023-2031)
■ Town's RHNA 6 Allocation is 883 units over 8 years
– 20% No Net Loss Buffer brings RHNA 6 Allocation to 1,000 units over 8 years ■ HE = Housing Element
– Chapter of General Plan
– Must be updated at each 8-year RHNA cycle to plan for new allocation San Anselmo Housing Element |
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POLL QUESTIONS
Where do we go from here?
Can we develop a community driven plan that
accommodates our RHNA number in a way that
reflects the character of San Anselmo and
maintains local control?
MAY 2023
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NEXT STEPS
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STAY INFORMED &
SPREAD THE WORD
Upcoming Meetings and Events
HEAC Meetings
■ Monday, July 25 at 4pm via Zoom
■ Thursday, September 1 at 4pm via Zoom
Community Workshop
■ Thursday, August 25 at 6pm via Zoom
MAY 2023
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How to Stay Involved
■ Take the ADU Questionnaire: available on the Housing Element Webpage ■ Visit the Housing Element Update Webpage: San Anselmo Housing Element Update | San Anselmo, CA - Official Website (townofsananselmo.org)
■ Attend Housing Element Advisory Committee Meetings: Housing Element Advisory Committee (HEAC) | San Anselmo, CA - Official Website (townofsananselmo.org) ■ Sign up to review notifications: Notify Me • San Anselmo • CivicEngage (townofsananselmo.org)
■ Attend the August 25, 2022 Second Community Workshops: Discuss Housing Opportunity Sites
■ Email the HEAC and Share your thoughts and ideas or if you are interested in adding units to your property: [email protected]
QUESTIONS?
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THANK YOU!
MAY 2023
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HEAC Meeting 2
The following PowerPoint slides are from HEAC Meeting 2.
Meeting Agenda
■ HEAC Meeting 1 and Public Information
Session Poll Results Overview
■ Preferred Housing Location map.social
Exercise
■ Next Steps
■ How to Spread the Word
■ Q & A
HEAC
MEETING #2
4:00pm
July 25, 2022
San Anselmo Housing Element Update
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What do you like most about living in
San Anselmo?
HEAC Meeting Public Meeting
POLL RESULTS
MAY 2023
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How can San Anselmo address housing
affordability within Town limits?
HEAC Meeting Public Meeting
Which housing types do you feel are most
appropriate for San Anselmo?
HEAC Meeting Public Meeting
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NEXT STEPS
PREFERRED HOUSING
LOCATIONS EXERCISE
MAY 2023
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Upcoming Meetings and Events
Community Workshop
■ Thursday, August 25 at 6pm via Zoom
HEAC Meeting
■ Thursday, September 1 at 4pm via Zoom
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Tell you friends and neighbors to:
■ Take the ADU Questionnaire: available on the Housing Element Webpage ■ Visit the Housing Element Update Webpage: San Anselmo Housing Element Update | San Anselmo, CA - Official Website (townofsananselmo.org)
■ Attend Housing Element Advisory Committee Meetings: Housing Element Advisory Committee (HEAC) | San Anselmo, CA - Official Website (townofsananselmo.org) ■ Sign up to review notifications: Notify Me • San Anselmo • CivicEngage (townofsananselmo.org)
■ Attend the August 25, 2022 Second Community Workshops: Discuss Housing Opportunity Sites
■ Email the HEAC and Share your thoughts and ideas or if you are interested in adding units to your property: [email protected]
HOW TO
SPREAD THE WORD
MAY 2023
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THANK YOU!
QUESTIONS?
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Town Hall Meeting 2
The following PowerPoint slides are from the Town Hall Meeting 2.
COMMUNITY
WORKSHOP
6:00pm
August 25, 2022
San Anselmo Housing Element Update
Town Team Introductions
■ Dave Donery – Town Manager
■ Sean Condry – Public Works Director
■ Heidi Scoble – Planning Director
■ Kelley Warner – Community Engagement
Coordinator
MAY 2023
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Housing Element Advisory Committee
(HEAC)
■ Role
– Ad hoc advisory committee to the Town Council
■ Responsibilities
– Review and provide feedback on draft Element components – Attend and participate in HEAC Meetings
– Spread the word about community engagement opportunities Housing Element Advisory Committee
Introduction
■ Alexis Fineman – Mayor
■ Eileen Burke – Town Councilmember
■ Tom Tunny – Planning Commissioner
■ Kathy Ogren – HEAC Member
■ Richard Redmond – HEAC Member
■ Robin Poppers – HEAC Member
■ Sandra Becker – HEAC Member
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Consultant Team
Housing Element
Public Safety Element
Housing Element Public Safety Element
Lead Consultant
Houseal Lavigne Team Introductions
Robert Kain
Project Oversight
Jackie Wells, AICP
Project Manager
MAY 2023
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HOUSING ELEMENT
OVERVIEW
What is a Housing
Element?
■ Provides an assessment of the City’s housing needs and how best to accommodate the housing needs of existing and future residents.
■ Sets citywide goals, objectives and policies for housing, and identifies housing conditions and needs within the community. ■ Must be reviewed for compliance and certified by State Department of Housing and Community Development (HCD).
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What is "RHNA"?
■ Regional Housing Needs Allocation
– Assigned by State via ABAG
– Projected number of new units needed in the region
over 8 years
– Broken into four income categories
– Currently in Cycle 5 or “RHNA 5"
– Planning for Cycle 6 or "RHNA 6"
■ RHNA 5: 2014-2022
■ RHNA 6: 2023-2031
Association of Bay Area
Governments
San Anselmo’s RHNA 6 Allocation
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
20% Not Net Loss Buffer 167
TOTAL: 1,000
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four MAY 2023
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Units Already
Accounted For
■ ADUs - 160
■ Pipeline Projects - 33
San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6
Allocation
RHNA 6
Allocation
After ADUs
RHNA 6
Allocation
After ADUs
& Pipeline
Very Low Income 253 205 199
Low Income 145 97 93
Moderate Income 121 73 69
Above Moderate Income 314 298 279
20% Not Net Loss Buffer 167 167 167
TOTAL: 1,000 840 807
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four San Anselmo Housing Element |
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Where do we go from here?
Can we develop a community driven plan that
accommodates our RHNA number in a way that
reflects the character of San Anselmo and
maintains local control?
HOUSING
OPPORTUNITY SITES
MAY 2023
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What is a Housing
Opportunity Site?
■ Parcels that will feasibly develop or redevelop with housing over the next 8 years
■ Development of sites is not mandatory – property owners may choose when/if to develop or redevelop
■ Town is responsible for “setting the stage” only
Housing Opportunity Site
Suitability Factors
1. Current Zoning. The Town allows a variety residential development types and densities in its residential districts and as a conditional use in its commercial districts. Zoning districts were scored based on the residential density they support and whether it is allowed by-right or as a conditional use.
2. General Plan Land Use. General Plan land uses were scored based on the residential densities supported by each category.
3. Lot Acreage. Based on HCD’s guidelines for sites suitable for affordable housing development, lots that are between halfan-acre and ten acres were scored higher compared to the other.
4. Vacancy. Lots were scored based on presence of any physical building or structure on them. This does not take into consideration potentially vacant or abandoned buildings/structures on lots that could be vacant or abandoned.
5. Residual Lot Coverage. Lots were scored based on how much land area is available to accommodate additional development.
6. Fire Hazard or Severity Zones. Lots were scored based on the severity of the fire hazard district it is in.
7. Slope. The lots were scored based on the average slope of the property which would determine how feasible it would be to build on.
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Housing Opportunity Site
Suitability Factor Weights
1. Current Zoning. 2x
2. General Plan Land Use. 1x
3. Lot Acreage. 1x
4. Vacancy. 2x
5. Residual Lot Coverage. 1x
6. Fire Hazard or Severity Zones. 1x
7. Slope. 1x
MAP EXERCISE
MAY 2023
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NEXT STEPS
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STAY INFORMED &
SPREAD THE WORD
How to Stay Involved
■ Take the ADU Questionnaire: available on the Housing Element Webpage ■ Visit the Housing Element Update Webpage: San Anselmo Housing Element Update | San Anselmo, CA - Official Website (townofsananselmo.org)
■ Attend Housing Element Advisory Committee Meetings: Housing Element Advisory Committee (HEAC) | San Anselmo, CA - Official Website (townofsananselmo.org) ■ Sign up to review notifications: Notify Me • San Anselmo • CivicEngage (townofsananselmo.org) ■ Attend the August 25, 2022 Second Community Workshops: Discuss Housing Opportunity Sites ■ Email the HEAC and Share your thoughts and ideas or if you are interested in adding units to your property: [email protected]
MAY 2023
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THANK YOU!
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HEAC
MEETING #3
4:00pm
September 1, 2022
San Anselmo Housing Element Update
Meeting Agenda
■ Public Workshop Feedback Overview
■ Preliminary Opportunity Sites Yield Analysis
and Discussion
■ Next Steps
■ How to Spread the Word
■ Q & A
HEAC Meeting 3
The following PowerPoint slides are from HEAC Meeting 3.
MAY 2023
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PUBLIC WORKSHOP
FEEDBACK OVERVIEW
Public Workshop Process
■ Housing Element Overview
■ Housing Opportunity Sites Introduction
– Site Suitability Factors Overview and Poll
■ Map Exercise and Discussion
– Commercial Areas
– Downtown
– R-1 Areas
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Agree Disagree I don't know
Site Suitability Factors Poll
■ Question 1: The appropriate site suitability factors were considered in the analysis of housing opportunity sites. – Agree (8)
– Disagree (3)
– I don’t know (3)
Agree Disagree I don't know
Site Suitability Factors Poll
■ Question 2: The appropriate amount of weight was given to each site suitability factor.
– Agree (4)
– Disagree (8)
– I don’t know (7)
MAY 2023
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Map Exercise and
Discussion
■ Commercial Areas
– In your opinion, are these areas a good location for
new housing in the community? Why or why not?
– If you think these areas are a good location for new
housing, do you think higher density housing should be
considered? Why or why not?
Map Exercise and
Discussion
■ Downtown
– In your opinion, are these areas a good location for
new housing in the community? Why or why not?
– If you think these areas are a good location for new
housing, do you think higher density housing should be
considered? Why or why not?
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Map Exercise and
Discussion
■ R-1 Areas
– In your opinion, are these neighborhoods a good
location for additional housing in the community? Why
or why not?
– If you think these areas are a good location for new
housing, do you think higher density housing should be
considered? Why or why not?
– If you think these areas are a good location for new
housing, do you think other “missing middle” housing
types such as duplexes, triplexes, quadplexes, or
townhomes should be allowed? Why or why not?
PRELIMINARY
OPPORTUNITY SITES
YIELD ANALYSIS AND
DISCUSSION
MAY 2023
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San Anselmo’s RHNA 6 Allocation
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
20% Not Net Loss Buffer 167
TOTAL: 1,000
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four Units Already
Accounted For
■ ADUs - 160
■ Pipeline Projects - 33
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San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6
Allocation
RHNA 6
Allocation
After ADUs
RHNA 6
Allocation
After ADUs
& Pipeline
Very Low Income 253 205 199
Low Income 145 97 93
Moderate Income 121 73 69
Above Moderate Income 314 298 279
20% Not Net Loss Buffer 167 167 167
TOTAL: 1,000 840 807
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four Commercial
Opportunity Sites
■ Existing Conditions
– 20 du/acre allowed with conditional use
permit
– No data on existing number of residential
units, 0 assumed
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Commercial
Opportunity Sites
■ Existing Conditions
– 20 du/acre allowed with conditional use
permit
– Data on existing number of residential
units forthcoming
■ Yield Under Existing Conditions
– 20 du/acre: 527 new units
Commercial
Opportunity Sites
■ Yield Under Existing Conditions
– 20 du/acre: 527 new units
■ Yield Under Alternative Conditions
– 25 du/acre: 659 new units
– 30 du/acre: 793 new units
– 35 du/acre: 927 new units
– 40 du/acre: 1,068 new units
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Commercial
Opportunity Sites
■ Yield Under Existing Conditions
– 20 du/acre: 527 new units
■ Yield Under Alternative Conditions
– 25 du/acre: 659 new units
– 30 du/acre: 793 new units
– 35 du/acre: 927 new units
– 40 du/acre: 1,068 new units
Should the Town consider allowing more than 20
du/acre in commercial areas? If yes, are all
commercial areas appropriate?
Commercial
Opportunity Sites
■ Yield Under Existing Conditions
– 20 du/acre: 527 new units
■ Yield Under Alternative Conditions
– 25 du/acre: 659 new units
– 30 du/acre: 793 new units
– 35 du/acre: 927 new units
– 40 du/acre: 1,068 new units
Should commercial buildings be allowed to be taller
than 2 stories? If yes, are all commercial areas
appropriate?
MAY 2023
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R-1 / PDD R-1 District
Opportunity Sites
■ Existing Conditions
– 6 du/acre allowed
– 112 existing units
■ Yield Under Existing Conditions
– 6 du/acre: 83 new units
R-1 / PDD R-1 District
Opportunity Sites
■ Existing Conditions
– 6 du/acre allowed
– 112 existing units
■ Yield Under Existing Conditions
– 6 du/acre: 83 new units
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R-1 / PDD R-1 District
Opportunity Sites
■ Yield Under Existing Conditions
– 6 du/acre: 83 new units
■ Yield Under Alternate Conditions
– 12 du/acre (R-2): 774 new units
R-1 / PDD R-1 District
Opportunity Sites
■ Yield Under Existing Conditions
– 6 du/acre: 83 new units
■ Yield Under Alternate Conditions
– 12 du/acre (R-2): 774 new units
Should the Town consider rezoning R-1 areas to R2? If yes, are all R-1 areas appropriate? MAY 2023
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R-1 / PDD R-1 District
Opportunity Sites
■ Yield Under Existing Conditions
– 6 du/acre: 83 new units
■ Yield Under Alternate Conditions
– 12 du/acre (R-2): 774 new units
Should the Town consider “missing middle”
housing types such as duplexes, triplexes,
quadplexes, or townhomes in R-1 areas? If yes,
should they be allowed in all R-1 areas?
R-1C / R-1H District
Opportunity Sites
■ Existing Conditions
– 1 du/acre allowed
– 10 existing units
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R-1C / R-1H District
Opportunity Sites
■ Existing Conditions
– 1 du/acre allowed
– 10 existing units
■ Yield Under Existing Conditions
– 1 du/acre: 56 new units
R-1C / R-1H District
Opportunity Sites
■ Yield Under Existing Conditions
– 1 du/acre: 56 new units
■ Yield Under Alternate Conditions
– 2 du/acre: 122 new units
– 3 du/acre: 188 new units
– 4 du/acre: 254 new units
– 5 du/acre: 320 new units
– 6 du/acre (R-1): 386 new units
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R-1C / R-1H District
Opportunity Sites
■ Yield Under Existing Conditions
– 1 du/acre: 56 new units
■ Yield Under Alternate Conditions
– 2 du/acre: 122 new units
– 3 du/acre: 188 new units
– 4 du/acre: 254 new units
– 5 du/acre: 320 new units
– 6 du/acre (R-1): 386 new units
Should the Town consider allowing higher density
housing in the R-1C and R-1H districts? If yes, are
all R-1C and R-1H areas appropriate?
R-1C / R-1H District
Opportunity Sites
■ Yield Under Existing Conditions
– 1 du/acre: 56 new units
■ Yield Under Alternate Conditions
– 2 du/acre: 122 new units
– 3 du/acre: 188 new units
– 4 du/acre: 254 new units
– 5 du/acre: 320 new units
– 6 du/acre (R-1): 386 new units
Should the Town consider “missing middle”
housing types such as duplexes, triplexes,
quadplexes, or townhomes in R-1C and R-1H areas?
If yes, should they be allowed in all areas?
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NEXT STEPS
Upcoming Meetings
■ September 26: HEAC Meeting #4
– Finalize Housing Opportunity Sites and Proposed Rezoning to Accommodate RHNA
■ October 11: Town Council Meeting
– Confirm Housing Opportunity Sites and Proposed Rezoning to Accommodate RHNA
■ November 3: HEAC Meeting #5
– Discuss Draft Policies and Programs
MAY 2023
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STAY INFORMED &
SPREAD THE WORD
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How to Stay Involved
■ Visit the Housing Element Update Webpage: San Anselmo Housing Element Update | San Anselmo, CA - Official Website (townofsananselmo.org)
■ Attend Housing Element Advisory Committee Meetings: Housing Element Advisory Committee (HEAC) | San Anselmo, CA - Official Website (townofsananselmo.org) ■ Sign up to review notifications: Notify Me • San Anselmo • CivicEngage (townofsananselmo.org)
■ Email the HEAC and Share your thoughts and ideas or if you are interested in adding units to your property: [email protected]
THANK YOU!
MAY 2023
A111 San Anselmo Housing Element |
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HEAC
MEETING #4
4:00pm
September 26, 2022
San Anselmo Housing Element Update
Meeting Agenda
■ Final Opportunity Sites Yield Analysis and
Discussion
■ Next Steps
■ Q & A
HEAC Meeting 4
The following PowerPoint slides are from HEAC Meeting 4.
San Anselmo Housing Element |
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Meeting Goals
■ Review and discuss refined Housing Opportunity Sites
■ Reach consensus on final Housing Opportunity Sites
■ Recommend preferred Housing Opportunity Sites to Town Council for consideration FINAL
OPPORTUNITY SITES
YIELD ANALYSIS AND
DISCUSSION
MAY 2023
A113 San Anselmo Housing Element |
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San Anselmo’s RHNA 6 Allocation
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
20% Not Net Loss Buffer 167
TOTAL: 1,000
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four Units Already
Accounted For
■ ADUs - 160
■ Pipeline Projects - 43
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San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6
Allocation
RHNA 6
Allocation
After ADUs
RHNA 6
Allocation
After ADUs
& Pipeline
Very Low Income 253 205 194
Low Income 145 97 88
Moderate Income 121 73 69
Above Moderate Income 314 298 279
20% Not Net Loss Buffer 167 167 167
TOTAL: 1,000 840 797
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four Final Housing
Opportunity Sites
Refinement
■ Eliminated parcels where
redevelopment under proposed
densities would result in a net
loss of units
■ Eliminated parcels per property
owner requests
■ Eliminated parcels due to Town
identified issues
Final Housing Opportunity Sites Map
MAY 2023
A115 San Anselmo Housing Element |
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Final Housing
Opportunity Sites
Refinement
Nonvacant Sites
■ Yield analysis performed for
portion of site only
■ Assumes that existing
development/use will remain
Final Housing Opportunity Sites Map with
Applicable Parcels Highlighted
Final Housing
Opportunity Sites
Refinement
Archie Williams High School
■ Assumes redevelopment of
modular building
■ Constrained by Sleepy Hollow
Creek
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Final Housing
Opportunity Sites
Refinement
Spaulding Site
■ Developable area assumed to
be in line with boundaries of
adjacent parcel to east to keep
consistent with surrounding
developement
■ Remaining area too steep and
prone to landslide for
development
Final Housing
Opportunity Sites
Refinement
Sunny Hill Site
■ Assumes redevelopment of
modular offices and Red Hill
Community Park (excluding
soccer field)
■ Northwestern portion of site too
steep for development
MAY 2023
A117 San Anselmo Housing Element |
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Final Housing
Opportunity Sites
Refinement
US Bank Site
■ Assumes adaptive reuse of US
Bank building and underground
parking to make up for spaces
lost from development of
surface lot
Final Housing
Opportunity Sites
Refinement
Wade Thomas Elementary
School
■ Assumes development of
portion of open field area and
small portion of blacktop play
area
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Final Housing
Opportunity Sites
Yields Analysis
R-2 District
■ Parcels Proposed to be
rezoned
■ Proposed Density: 12 DUA
(6 DUA)
Final Housing
Opportunity Sites
Yields Analysis
R-3 District
■ Parcels Proposed to be
rezoned
■ Proposed Density: 30 DUA
(1 DUA)
(6 DUA)
(12 DUA)
(20 DUA)
(20 DUA)
MAY 2023
A119 San Anselmo Housing Element |
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Final Housing
Opportunity Sites
Yields Analysis
C-L District
■ Parcels Proposed to be
rezoned
■ Proposed Density: 30 DUA
(20 DUA)
(6 DUA)
Final Housing
Opportunity Sites
Yields Analysis
C-3 District
■ Parcels Proposed to be
rezoned
■ Proposed Density: 30 DUA
(6 DUA)
(20 DUA)
(20 DUA)
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Final Housing
Opportunity Sites
Yields Analysis
SPD District
■ Parcels Proposed to be
rezoned
■ Proposed Density: 30 DUA
(1 DUA)
(6 DUA)
Final Housing Opportunity Sites
Yields Analysis
Affordability Assumptions
■ Very Low and Low Income
– Acreage: between 0.5 and 10 acres
– Density: Greater than or equal to 30 DUA
■ Moderate Income
– Acreage: Greater than 0.5 Acres
– Density: 12-30 DUA
■ Above Moderate
– Acreage: Less than 0.5
– Density: 12-30 DUA
MAY 2023
A121 San Anselmo Housing Element |
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A-122 Item 2.5 - Attachment 6
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MAP EXERCISE
San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6
Allocation
RHNA 6
Allocation
After ADUs
& Pipeline
Opportunity
Site
Very Low Income 253 199 345
Low Income 145 93 197
Moderate Income 121 69 271
Above Moderate Income 314 279 212
20% Not Net Loss Buffer 167 167 167
TOTAL: 1,000 807 833
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four San Anselmo Housing Element |
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MAY 2023
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RECOMMENDATION
NEXT STEPS
MAY 2023
A123 San Anselmo Housing Element |
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Upcoming Meetings
■ October 11: Town Council Meeting
– Confirm Housing Opportunity Sites and Proposed Rezoning to Accommodate RHNA
■ November 3: HEAC Meeting #5
– Discuss Draft Policies and Programs
■ December 15: HEAC Meeting #6
– Review of Draft Housing Element
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THANK YOU!
MAY 2023
A125 San Anselmo Housing Element |
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A-126 Item 2.5 - Attachment 6
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HEAC Meeting 5
The following PowerPoint slides are from HEAC Meeting 5.
HEAC
MEETING #5
4:00pm
November 3, 2022
San Anselmo Housing Element Update
Meeting Agenda
■ Housing Opportunity Sites Updates and
Alternatives Discussion
■ Policies, Programs, and Actions Overview
and Discussion
■ Next Steps
San Anselmo Housing Element |
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MAY 2023
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A-127 Item 2.5 - Attachment 6
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HOUSING OPPORTUNITY
SITES UPDATES AND
ALTERNATIVES
DISCUSSION
San Anselmo’s RHNA 6 Allocation
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
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four MAY 2023
A127 San Anselmo Housing Element |
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A-128 Item 2.5 - Attachment 6
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Units Already
Accounted For
■ ADUs - 160
■ Pipeline Projects - 43
San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6
Allocation
RHNA 6
Allocation
After ADUs
RHNA 6
Allocation
After ADUs
& Pipeline
Very Low Income 253 205 194
Low Income 145 97 88
Moderate Income 121 73 69
Above Moderate Income 314 298 279
TOTAL: 833 673 630
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four San Anselmo Housing Element |
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MAY 2023
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20% No Net Loss Buffer
■ 630 units remaining after subtracting ADUs and pipeline projects
■ 630 x .20 = 126
■ Total remaining RHNA and 20% no net loss buffer: 754
Since we last
met…
■ Town Council approved the
recommended housing
opportunity sites, except for the
dog park site
■ Impact on RHNA:
1,004 Units
(Surplus of 250 units)
MAY 2023
A129 San Anselmo Housing Element |
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A-130 Item 2.5 - Attachment 6
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Since we last
met…
■ Town staff met with the schools
and determined that housing on
Archie Williams, Wade Thomas
and former Redhill School sites
is not feasible.
Eliminated Sites
Projected Yields
■ Archie Williams Site: 56 units
■ Wade Thomas Site: 12 units
■ Redhill School Site: 139 units
■ Impact on RHNA:
797 units
(Deficit of 24 Very-low and Lowincome units, surplus of 67 Moderate and Above Moderate units)
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Revised
Sunnyhill Site
■ Revised Area: 5.24 acres
(1.79 acres more)
■ Revised Projected Unit Yield: 117
(40 more than original)
■ Impact on RHNA:
837 sites
(Surplus of 83 units)
POLICIES, PROGRAMS, AND
ACTIONS OVERVIEW AND
DISCUSSION
MAY 2023
A131 San Anselmo Housing Element |
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Policies, Programs, and Actions
■ Policies: Statements that declare the Town’s goals for increasing housing availability and affordability in the next 8 years.
■ Programs: Programs the Town will employ to realize policy. ■ Actions: Specific actions the Town will take to complete programs and realize policy.
Policy 1: Build Local Government Institutional Capacity and Monitor Accomplishments to Respond Effectively to
Housing Needs.
■ Program 1.1: 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. ■ Program 1.2: Seek ways to organize and allocate staffing and community resources effectively and efficiently to implement the programs of the Housing Element. ■ Program 1.3: Ensure regular monitoring and reporting, including outreach to the public, on the status of housing in San Anselmo.
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Policy 2. Effectively Engage the Community
■ Program 2.1. 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.
■ Program 2.2: Work to build support for the development of new housing in the community.
Policy 3. Maintain, Protect and Enhance Existing Housing, and Blend Well-Designed New Housing into the
Community.
■ Program 3.1: Seek ways specific to each neighborhood and consistent with the AFFH analysis to provide new housing opportunities as part of each neighborhood’s fair share responsibility and commitment to help achieve community-wide housing goals. ■ Program 3.2: Review proposed new housing in order to achieve excellence in development design in an efficient process.
■ Program 3.3: Encourage innovative design that creates housing opportunities that are complementary to the location of the development. Enhance neighborhood identity and sense of community by ensuring that all new housing transitions sensitively to the surrounding area, avoids unreasonably affecting the privacy of neighboring properties, and avoids impairing access to light and air of structures on neighboring properties.
MAY 2023
A133 San Anselmo Housing Element |
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Policy 4. Support the Preservation of Housing
■ Program 4.1: 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.
■ Program 4.2: Except for limited equity cooperatives and other innovative housing proposals which are affordable to lower income households, conserve existing multi-family rental housing supply. ■ Program 4.3: Encourage good management practices, rehabilitation of viable older housing, and longterm maintenance and improvement of neighborhoods. ■ Program 4.4: Facilitate adaptive reuse of existing buildings on small parcels. ■ Program 4.5: Encourage and carry out creative strategies for the rehabilitation, adaptation, and reuse of residential, commercial, and industrial structures for housing in the spirit of retaining the mass, scale, and character of the Town.
Policy 5. Eliminate Barriers to the Development of Market Rate and Affordable Housing
■ Program 5.1: 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.
■ Program 5.2: Support mixed use development, with nonresidential uses on the ground floor and residential uses on upper floors in San Anselmo’s commercially zoned areas. ■ Program 5.3: Incentivize the development of affordable and special needs housing on identified housing opportunity sites.
■ Program 5.4: Modify fees and reduce costs for affordable housing projects. ■ Program 5.5: Establish an Affordable Housing Impact Fee Program.
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Policy 5. Eliminate Barriers to the Development of Market Rate and Affordable Housing
■ Program 5.6: Monitor the disposition of publicly owned land for potential future use for housing development.
■ Program 5.7: Amend the Town’s zoning ordinance to accommodate higher density housing. ■ Program 5.8: Amend the Town’s zoning ordinance to comply with recently adopted state legislation.
■ Program 5.9: Streamline the project review process for housing-related applications.
Policy 6. Promote the Construction and Affordability of Accessory Dwelling Units (ADUs)
■ Program 6.1: Adopt pre-approved ADU plans to expedite approval and lower costs associated with ADU construction.
■ Program 6.2: Further streamline the ADU and JADU permitting process. ■ Program 6.3: Allow one JADU and multiple ADUs on lots one acre and larger in the R-1H, R-1C, and R-1 districts.
MAY 2023
A135 San Anselmo Housing Element |
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Policy 7. Provide Housing for Special Needs Populations that is Coordinated with Support Services
■ Program 7.1: As appropriate, assist service providers to link together services for 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. ■ Program 7.2: The Town will ensure that new multi-family 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.”
■ Program 7.3: 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).
Policy 7. Provide Housing for Special Needs Populations that is Coordinated with Support Services
■ Program 7.4: Actively engage with other jurisdictions in Marin County 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.
■ Program 7.5: Combat homelessness and support re-housing of people experiencing homelessness.
San Anselmo Housing Element |
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Policy 7. Provide Housing for Special Needs Populations that is Coordinated with Support Services
ALTERNATIVE PROGRAM REGARDING HOMELESSNESS FOR CONSIDERATION Policy 8: Ensure Responsible Development in Wildland
Urban Interface (WUI) Areas
■ Program 8.1: Continue to support Ross Valley Fire Department (RVFD) plan review. ■ Program 8.2: Continue to support community participation in the National Firewise USA® Recognition Program of the National Fire Protection Association (NFPA). ■ Program 8.3: Establish and enforce safety standards for structures and landscaping in WUI areas.
MAY 2023
A137 San Anselmo Housing Element |
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Policy 9: Affirmatively Further Fair Housing
■ Program 9.1: Eliminate discrimination in housing based on age, race, color, religion, sex, marital status, national origin, ancestry, or occupation.
■ Program 9.2: Proactively increase access to affordable housing options for historically marginalized and underrepresented groups.
NEXT STEPS
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Next Steps
■ November 23: Houseal Lavigne to deliver draft Housing Element to Town Staff for review and refinement
■ December 12: Public Release and Notice of Draft Housing Element – Beginning of 30-day public comment period
■ December 15: HEAC Meeting #6
– Review of Draft Housing Element
■ December 19: Planning Commission Public Meeting
– Review of Draft Housing Element
■ January 10: Town Council Public Meeting
– Preliminary consideration of public comment
THANK YOU!
MAY 2023
A139 San Anselmo Housing Element |
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ADU Questionaire
The following pages are from the ADU Questionnaire Summary.