San Rafael City Council
December 4, 2023

AGENDA - REVISED
SAN RAFAEL CITY COUNCIL - MONDAY, DECEMBER 4, 2023
REGULAR MEETING AT 7:00 P.M.

San Rafael City Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
Watch Online:

Watch on Zoom Webinar: https://tinyurl.com/cc-2023-12-04 Watch on YouTube: www.youtube.com/cityofsanrafael
Listen by phone: (669) 444-9171
ID: 844-3204-9611#
One Tap Mobile: +16694449171,,84432049611# US
This meeting will be held in-person. This meeting is being streamed to YouTube at www.youtube.com/cityofsanrafael.

How to participate in the meeting:
• Provide them in-person at the meeting. You are welcome to come to the meeting and provide public comment in-person. Each speaker will have 2-minutes to provide public comment. • Submit your comments by email to [email protected] by 4:00 p.m. the day of the meeting.

If you experience technical difficulties during the meeting, please contact [email protected].

OPEN SESSION – THIRD FLOOR CONFERENCE ROOM – 5:45 P.M.

1. Mayor Kate to announce Closed Session items.

CLOSED SESSION – THIRD FLOOR CONFERENCE ROOM – 5:45 P.M.

2. Closed Session:
a. Conference with Labor Negotiators – Government Code Section 54957.6 Lead Negotiators: Timothy L. Davis and Allison B. Hernandez (Burke, Williams & Sorensen) Agency Designated Representatives: Cristine Alilovich, John Stefanski, Angela Robinson Piñon, Paul Navazio, Marissa Sanchez and Sylvia Gonzalez Employee Organizations: San Rafael Police Mid-Management Association; Public Employee Union, Local 1; San Rafael Firefighters’ Association; San Rafael Police Association; SEIU Local 1021; Western Council of Engineers; San Rafael Fire Chief Officers’ Association; San Rafael Police Mid-Management Association; San Rafael Fire Chief Officers’ Association; Unrepresented Mid-Management; Unrepresented Executive Management CITY MANAGER AND COUNCILMEMBER REPORTS:
(including AB 1234 Reports on Meetings and Conferences Attended at City Expense)

3. City Manager and Councilmember Reports:

CONSENT CALENDAR:

The opportunity for public comment on consent calendar items will occur prior to the City Council’s vote on the Consent Calendar. The City Council may approve the entire consent calendar with one action. In the alternative, items on the Consent Calendar may be removed by any City Council or staff member, for separate discussion and vote.
2 4. Consent Calendar Items:
a. Approval of Minutes
Approve Minutes of the Regular City Council Meeting of November 20, 2023 (CC) Recommended Action - Approve minutes as submitted
PUBLIC HEARINGS:

5. Public Hearings:
a. Downtown Business Improvement District (BID) Assessment Annual Renewal Resolution Confirming the 2023 Annual Report for the Downtown San Rafael Business Improvement District and Levy of Assessments for Calendar Year 2024 (ED) Recommended Action – Adopt Resolution
b. Update of Commercial Linkage Fees
Introduction of An Ordinance Amending the San Rafael Municipal Code Section 14.16.030 (Affordable Housing Requirement), Adopting a Commercial Linkage Nexus Study, Adopting Updated Commercial Linkage Fees, and Adopting a Commercial Linkage Fee Project List (CD)
Recommended Action – Waive further reading of the Ordinance and refer to it by title only, and introduce the Ordinance

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

SAN RAFAEL SUCCESSOR AGENCY:

1. Consent Calendar: - None.

ADJOURNMENT:

Any records relating to an agenda item, received by a majority or more of the Council less than 72 hours before the meeting, shall be available for inspection online and at City Hall, 1400 Fifth Avenue, and placed with other agenda-related materials on the table in front of the Council Chamber prior to the meeting. Sign Language interpreters may be requested by calling (415) 485-3066 (voice), emailing [email protected] or using the California Telecommunications Relay Service by dialing “711”, at least 72 hours in advance of the meeting.

Copies of documents are available in accessible formats upon request. To request Spanish language interpretation, please submit an online form at https://www.cityofsanrafael.org/request-for-interpretation/.

Minutes subject to approval at the December 4, 2023 meeting

MINUTES
SAN RAFAEL CITY COUNCIL - MONDAY, NOVEMBER 20, 2023
REGULAR MEETING AT 7:00 P.M.

San Rafael City Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
Watch Online:

Watch on Zoom Webinar: https://tinyurl.com/cc-2023-11-20 Watch on YouTube: www.youtube.com/cityofsanrafael
Listen by phone: (669) 444-9171
ID: 860-6190-5675#
One Tap Mobile: +16694449171,,86061905675# US
This meeting will be held in-person. This meeting is being streamed to YouTube at www.youtube.com/cityofsanrafael.

How to participate in the meeting:
• Provide them in-person at the meeting. You are welcome to come to the meeting and provide public comment in-person. Each speaker will have 2-minutes to provide public comment. • Submit your comments by email to [email protected] by 4:00 p.m. the day of the meeting.

If you experience technical difficulties during the meeting, please contact [email protected].

OPEN SESSION – THIRD FLOOR CONFERENCE ROOM – 5:30 P.M.

1. Mayor Kate to announce Closed Session items.

CLOSED SESSION – THIRD FLOOR CONFERENCE ROOM – 5:30 P.M.

2. Closed Session:
a. CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION Significant exposure to litigation (Paragraph (2) of subdivision (d) of Government Code Section 54956.9): One potential case
b. CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION
i. CONFERENCE WITH LEGAL COUNSEL--EXISTING LITIGATION
Government Code section 54956.9(d)(1): 1 case
Shaleeta Boyd, et al. v. City of San Rafael, et al. (U.S. District Court, N.D. Cal., Case No. 23-cv-04085-EMC)
ii. CONFERENCE WITH LEGAL COUNSEL--EXISTING LITIGATION
(Paragraph (1) of subdivision (d) of Government Code Section 54956.9) 1 case: Crimmins v. CSR
iii. CONFERENCE WITH LEGAL COUNSEL--EXISTING LITIGATION (Paragraph (1) of subdivision (d) of Government Code Section 54956.9) 1 case:

Anthony Alex v. City of San Rafael, et al.
(Marin Superior Court Case No. SCV-270064)
2 Present: Councilmember Bushey
Councilmember Kertz
Vice Mayor Llorens Gulati
Mayor Kate

Absent: Councilmember Hill
Also Present: Assistant City Manager Angela Robinson Piñon City Attorney Robert Epstein
Deputy City Clerk Brenna Nurmi
Mayor Kate called the meeting to order at 7:00 p.m. and invited Deputy City Clerk Brenna Nurmi to call the roll. All members of the City Council were present, except for Councilmember Hill.

City Attorney Rob Epstein announced there was no reportable action in the Closed Session held prior to the regular meeting.

Mayor Kate provided opening remarks, which included expressing gratitude to City staff and first responders, the volunteers who serve on the Boards, Commissions & Committees and the residents, as well as, a land acknowledgment.

Deputy City Clerk Brenna Nurmi informed the community that the in-person meeting would also be recorded and streamed live to YouTube and through Zoom. She noted the two-minute timer for public comment and closed captioning on Zoom.

CITY MANAGER AND COUNCILMEMBER REPORTS:
(including AB 1234 Reports on Meetings and Conferences Attended at City Expense)

3. City Manager and Councilmember Reports:

Assistant City Manager Angela Robinson Piñon announced:
• Downtown San Rafael’s Holiday of Lights & Winter Wonderland to be held November 25, noon to 6 pm
• San Rafael Fire Foundation Crab Feed to be held December 9, 5 pm at 618 B Street Community Center
• Downtown San Rafael’s Menorah Lighting & Gelt Drop to be held on December 10, 5 pm
• Lighted Boat Parade to be held December 16, 6 pm in the Canal • Holiday Parking to Start November 25 - Three hours of Free Parking at all City-owned Lots & Garages
• B Street Two-Way Conversion Update
• COVID-19 Health Reminder
City Councilmember Reports:
• Vice Mayor Llorens Gulati reported on the quarterly Climate Change Action Plan (CCAP) community forum, a Chamber of Commerce leadership class and a community dinner for cleaner transportation in the Canal.
• Councilmember Kertz reported on the Veterans Day Open House at Homeward Bound, the Homeless Policy Steering Committee, a town hall at Villa Marin focused on emergency preparedness, a Marin Wildfire Prevention Authority (MWPA) board meeting, the Marin County Council of Mayors and Councilmembers (MCCMC) Homeless Committee and a Terra Linda Rotary Club meeting. Also, she thanked all who worked on United Against Hate week.
3 • Councilmember Bushey reported on San Rafael Sanitation District, Central Marin Sanitation Agency and the San Rafael Public Library Foundation annual donor meetings.
• Mayor Kate reported on a Postpartum Support Center ribbon-cutting, a Tam Commons ribbon-cutting, a hard hat tour for the Vivalon Healthy Aging Campus and a Smart meeting.

Mayor Kate invited public comment; however, there was none.

CONSENT CALENDAR:

Mayor Kate invited public comment; however, there was none.

Vice Mayor Llorens Gulati moved and Councilmember Kertz seconded to approve the Consent Calendar.

4. Consent Calendar Items:
a. Approval of Minutes
Approve Minutes of the Regular City Council Meeting of November 6, 2023 (CC) Approved minutes as submitted
b. City Council Meeting Time Change
Final Adoption of Ordinance No. 2031: An Ordinance of the City Council of the City of San Rafael Amending Section 2.04.010 of the San Rafael Municipal Code Concerning Regular Meetings (CC)
Final Adoption of Ordinance No. 2031
c. Downtown Business Improvement District (BID) Business Assessment Annual Renewal Resolution Declaring the City Council’s Intention to Levy an Annual Assessment for Calendar Year 2024 for the Downtown San Rafael Business Improvement District (ED) Resolution 15256 - Resolution Declaring the City Council’s Intention to Levy an Annual Assessment for Calendar Year 2024 for the Downtown San Rafael Business Improvement District
d. Agreement to Participate in a Medi-Cal Intergovernmental Transfer Cost Recovery Program
Authorize the City Manager to Execute an Agreement Allowing the San Rafael Fire Department to Participate in a Medi-Cal Intergovernmental Transfer (IGT) Program with the California Department of Health Care Services (DHCS) for the Service Period of January 1, 2022 through December 31, 2022 (FD)
Authorized the City Manager to execute an agreement allowing the San Rafael Fire Department to participate in a Medi-Cal Intergovernmental Transfer (IGT) program with the California Department of Health Care Services (DHCS) for the service period of January 1, 2022 through December 31, 2022
e. State and Federal Summary Criminal History for Employee Background Information Resolution Authorizing the City of San Rafael to Access State and Federal Summary Criminal History for Employee Background Information Through the Department of Justice (HR)
4 Resolution 15257 - Resolution Authorizing the City of San Rafael to Access State and Federal Summary Criminal History for Employee Background Information Through the Department of Justice
f. California State Preschool Program Continued Funding Application for Fiscal Year 2024- 2025
Resolution Approving the City of San Rafael to Enter into a Funding Agreement with the California Department of Education for the Purpose of Providing Childcare and Development Services (LR)
Resolution 15258 - Resolution Approving the City of San Rafael to Enter into a Funding Agreement with the California Department of Education for the Purpose of Providing Childcare and Development Services
g. California Department of Parks and Recreation Division of Boating and Waterways Grant Approval
Resolution Approving the Acceptance and Appropriation of California Department of Parks and Recreation Division of Boating and Waterways Grant Funds in the Amount of $76,099 for the “Boating Safety and Enforcement Equipment” Grant, and Authorizing the City Manager to Execute a Grant Agreement and any other Documents Related to the Grant (PD)
Resolution 15259 - Resolution Approving the Acceptance and Appropriation of California Department of Parks and Recreation Division of Boating and Waterways Grant Funds in the Amount of $76,099 for the “Boating Safety and Enforcement Equipment” Grant, and Authorizing the City Manager to Execute a Grant Agreement and any other Documents Related to the Grant
h. Police Accountability and Advisory Committee
Resolution Repealing and Replacing Resolution 15525 Establishing the City of San Rafael Police Accountability and Advisory Committee (PD)
Resolution 15260 - Resolution Repealing and Replacing Resolution 15525 Establishing the City of San Rafael Police Accountability and Advisory Committee i. Office of Traffic Safety Grant Approval
Resolution Approving the Acceptance and Appropriation of State of California Office of Traffic Safety Grant Funds in the Amount of $69,000 for the “Selective Traffic Enforcement Program” (“STEP”) Grant from October 1, 2023, Through September 30, 2024, and Authorizing the City Manager to Execute a Grant Agreement and any other Documents Related to the Grant (PD)
Resolution 15261 - Resolution Approving the Acceptance and Appropriation of State of California Office of Traffic Safety Grant Funds in the Amount of $69,000 for the “Selective Traffic Enforcement Program” (“STEP”) Grant from October 1, 2023, Through September 30, 2024, and Authorizing the City Manager to Execute a Grant Agreement and any other Documents Related to the Grant
j. Special Event Street Closure
Resolution Authorizing the Temporary Closure of Streets for the San Rafael Winter Wonderland Event (PD)
Resolution 15262 - Resolution Authorizing the Temporary Closure of Streets for the San Rafael Winter Wonderland Event
5 AYES: Councilmembers: Bushey, Kertz, Llorens Gulati & Mayor Kate NOES: Councilmembers: None
ABSENT: Councilmembers: Hill
OTHER AGENDA ITEMS:

5. Other Agenda Items:
a. Year-End Audited Financial Statements and Related Audit Reports Fiscal Year 2022-23 Annual Comprehensive Financial Report; Memorandum on Internal Control; Report of Required Communications; Child Development Program Financial Report; and Gann Appropriations Limit (Fin)
Paul Navazio, Finance Director introduced the item and Whitney Crockett, Maze & Associates presented the Staff Report.

Staff responded to questions from the City Council.

Mayor Kate invited public comment.

Speaker: Al Vetere
Staff responded to public comment.

Councilmembers provided comments.

Councilmember Kertz moved and Councilmember Bushey seconded to accept the Fiscal Year 2022-23 Annual Comprehensive Financial Report, Memorandum on Internal Control, Report of Required Communications, Child Development Program Financial Report, and GANN Appropriations Limit Report.

AYES: Councilmembers: Bushey, Kertz, Llorens Gulati & Mayor Kate NOES: Councilmembers: None
ABSENT: Councilmembers: Hill

Accepted the Fiscal Year 2022-23 Annual Comprehensive Financial Report, Memorandum on Internal Control, Report of Required Communications, Child Development Program Financial Report, and GANN Appropriations Limit Report

OPEN TIME FOR PUBLIC EXPRESSION
• Salamah Locks, Commission on Aging addressed the City Council regarding the Commission’s new meeting location, day and time. She announced the next meeting to be held Monday, December 11 at 1:30 pm at 1600 Los Gamos Drive, Third Floor. The Topic is Changing the Affordable Housing Landscape in the Bay Area - How a New Bond Measure Can Help Older Adults. Also, she noted some ACLU Know Your Rights information and had ideas for the Police Advisory and Accountability Committee (PAAC). • Al Vetere addressed the City Council regarding the pipes along D Street, a metal pipe attack over a bicycle, the fast program and an armed robbery in Tiburon. • Joe Mulligan, Walk/Bike San Rafael addressed the City Council regarding the Bicycle & Pedestrian Advisory Committee (BPAC).
6 SAN RAFAEL SUCCESSOR AGENCY:

1. Consent Calendar: - None.

ADJOURNMENT:

Mayor Kate adjourned the meeting at 7:56 p.m., in memory of Jed Greene. ___________________________
LINDSAY LARA, City Clerk

APPROVED THIS _____DAY OF____________, 2023

_____________________________________
KATE COLIN, Mayor
____________________________________________________________________________________

FOR CITY CLERK ONLY
Council Meeting:

Disposition:

Agenda Item No: 5.a
Meeting Date: December 4, 2023

SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: Economic Development
Prepared by: Micah Hinkle
Economic Development Director
City Manager Approval:

TOPIC: DOWNTOWN BUSINESS IMPROVEMENT DISTRICT (BID) ASSESSMENT ANNUAL

RENEWAL
SUBJECT: RESOLUTION CONFIRMING THE 2023 ANNUAL REPORT FOR THE DOWNTOWN

SAN RAFAEL BUSINESS IMPROVEMENT DISTRICT AND LEVY OF
ASSESSMENTS FOR CALENDAR YEAR 2024
RECOMMENDATION:

Adopt the resolution confirming the 2023 Annual Report for the Downtown San Rafael Business Improvement District and levy of annual assessments for calendar year 2024.

BACKGROUND:

Section 36500 of the California Streets and Highways Code allows for the creation of a Business Improvement District (BID) within a municipality, whereby businesses within the district self-assess an annual fee in order to pay for improvements and activities which benefit the overall business district. The intent of the state law is to provide a funding mechanism for business districts to promote economic vitality. San Rafael Municipal Code section 10.09.080 requires a report to be prepared annually for upcoming assessments.

In 1979, businesses in Downtown San Rafael first set up a business district. This original district included approximately 125 businesses along Fourth Street between Lincoln Avenue and E Street. In 2013, the City Council voted to replace it with a larger district of approximately 700 businesses along Fourth Street.

The expanded district includes the West End and some side streets, as well as non-ground floor tenants and other tenants not included in the original BID.

Earlier this year, the City Council approved transitioning the program administration of the BID to the San Rafael Chamber of Commerce. This move, which aims to reduce costs, improve organizational synergies, and explore a sustainable funding model to support the growing needs of the downtown recently occurred in September 2023 and will be complete by the start of 2024.

For 2023, the BID Advisory Board continued its focus on supporting downtown businesses as they emerged from the COVID-19 pandemic. The BID has achieved many notable accomplishments as highlighted in its Annual Report (Attachment 2), including initiatives and partnerships to promote foot SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2

traffic downtown, hosting and/or sponsoring numerous events downtown, and actively promoting the downtown through social media, the BID website, marketing campaigns, and email blasts.

For 2024, the BID, in partnership with the San Rafael Chamber of Commerce and the City will continue to explore the potential for establishing a new property-based BID. Specifically, over the next year, the three entities will focus on establishing the potential boundaries of a new district, establishing desired services to support the downtown, and hiring a technical consultant for a feasibility study.

ANALYSIS
State law requires the BID to submit to the City Council an annual report for which assessments are to be levied and collected to pay the costs of the improvements and activities described in the report. The report may propose changes, including, but not limited to, the boundaries of the parking and business improvement area or any benefit zones within the area, the basis and method of levying the assessments, and any changes in the classification of businesses, if a classification is used.

Staff reviewed the San Rafael Downtown BID’s 2023 Annual Report and the BID 2024 Budget & 2023 Financial Summary (Exhibit C) and find they meet the required elements as follows:

1. There are no proposed changes in the boundaries of the BID.

2. The budget outlines the improvements and activities programmed for the calendar year 2024.

3. The budget outlines the estimated cost of improvement and activities outlined for the calendar year 2024.

4. The budget outlines the surplus or deficit being carried over from the previous calendar year.

5. The budget outlines contributions anticipated from sources other than assessments, including City funds.

As of November 1, 2023, the City of San Rafael collected $65,044 in BID annual assessments for 2023.

For calendar year 2024, the annual assessment levy on businesses will be the same as prior years. See Exhibit B to the Annual Report for the 2024 assessment formula.

BID Renewal Process
Per State law, to renew the annual assessment, the City Council must first adopt a Resolution of Intention to Levy an Annual Assessment and set a public hearing for a future date. The method of calculating the amount of the assessment on each business is established by San Rafael Municipal Code Section

10.09.050 and varies depending upon the type of business and whether the business is located in the Standard BID Zone or the Premium BID Zone. Assessments for 2024 are outlined in Exhibit B of Attachment 2.

On November 20, 2023, the City Council adopted a Resolution of Intention to Levy an Annual Assessment. This resolution was intended to notify the public of the process, approve the BID annual report reviewing past BID Board accomplishments, and set the date for a public hearing.

This item is to hold the required public hearing to receive input from the public on the annual assessment for the BID and to confirm the 2023 annual report and levy of assessments for the upcoming year. Oral or written protests may be made by interested persons. If written protests received represent fifty percent (50%) or more of the total assessments in the entire BID, no further proceedings to amend the BID can occur. New proceedings cannot be undertaken for a period of at least a year.

SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3

COMMUNITY OUTREACH:

A notice of public hearing on the resolution of intention to levy the annual assessment for calendar year 2024 was published in the Marin Independent Journal on November 24, 2023. A copy is included in Attachment 3. The BID has notified its members of the annual renewal process through its member communications including the BID e-newsletter, notifications on the BID website, and agenda items at the monthly BID board meeting.

FISCAL IMPACT:

There is no fiscal impact associated with this action.

OPTIONS:

The City Council has the following options to consider on this matter:
1) Adopt the resolution as presented confirming the 2023 Annual Report and the annual assessments for 2024.
2) Adopt the resolution with modifications.
3) Determine that a protest of 50% or more has been filed and abandon assessment proceedings for a minimum of one year from the date of the majority finding and decline adoption of the resolution.

RECOMMENDED ACTION:

Adopt the resolution confirming the 2023 Annual Report for the Downtown San Rafael Business Improvement District and levy of annual assessments for calendar year 2024.

ATTACHMENTS:

1. Resolution

2. BID 2023 Annual Report, including:

A. Exhibit A: BID Map
B. Exhibit B: BID 2023 Assessment Formula
C. Exhibit C: BID 2024 Budget & 2023 Financial Summary

3. Notice of Public Hearing on Resolution of Intention
1 RESOLUTION NO.

RESOLUTION OF THE SAN RAFAEL CITY COUNCIL CONFIRMING THE 2023

ANNUAL REPORT FOR THE DOWNTOWN SAN RAFAEL BUSINESS

IMPROVEMENT DISTRICT AND LEVY OF ASSESSMENTS FOR CALENDAR YEAR 2024
WHEREAS, California Streets and Highways Code Sections 36500 et seq, authorize cities to establish parking and business improvement districts for the purpose of promoting economic revitalization and physical maintenance of business areas, to create jobs, attract new business and prevent erosion of the new business district; and WHEREAS, the Downtown San Rafael Business Improvement District (“BID”) was established in 2013 to amend the existing Parking and Business Improvements District instituted in 1979 in the commercial area on and around the Fourth Street corridor in San Rafael; and
WHEREAS, pursuant to San Rafael Municipal Code Chapter 10.09 the BID’s Advisory Board submitted to the City a “BID 2023 Annual Report”, which is on file with the City Clerk; on November 20, 2023, the City Council by resolution approved the BID 2023 Annual Report, indicating the Council’s intention to levy assessments for calendar year 2023, and setting a public hearing thereon for December 4, 2023; and WHEREAS, pursuant to Streets and Highways Code Section 36535, following the public hearing, the City Council may adopt a resolution confirming the report as originally filed or as modified by the Council, and the adoption of the resolution shall constitute the levy of an assessment for the year referred to in the report; and WHEREAS, the City Council held the required public hearing on December 4, 2023 to receive testimony and protests concerning the BID 2022 Annual Report and the proposed levy of assessments for calendar year 2024 described therein; and WHEREAS, a majority protest of the proposed assessments was not received.

NOW, THEREFORE, BE IT RESOLVED that the City Council hereby confirms the BID 2023 Annual Report. Adoption of this resolution shall constitute confirmation of the BID 2023 Annual Report and approval of the levy of assessments described in the BID 2023 Annual Report for the 2024 calendar year.

I, LINDSAY LARA, Clerk of the City of San Rafael, hereby certify that the foregoing resolution was duly and regularly introduced and adopted at a meeting of the City Council of said City held on Monday, the 4th of December 2023, by the following vote, to wit:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

LINDSAY LARA, City Clerk
2023 Annual
Report
BID BOARD OF DIRECTORS 2023/24
President
Terrance Thornton,
San Rafael Martial Arts
Vice President
Adam Dawson,
Mike’s Bikes
Jeff Brusati,
T & B Sports
Bishlam & Amy Bullock,
Salon B Style Lab
Kelly Phu,
Vin Antico
Committee Members:

Jaime Ortiz,
Bank of Marin
Meg Reilly,
Marin Society of the Artists
Secretary
Tobi Lessem,
Bodywise Massage
Joe McCallum, Newmark
Knight Frank
Morgan Schauffler,
Youth in Arts
Potential New Board
Members for 2024:

Kaity Galvez,
Perry’s Deli
Valon Grajqevci,
Tam Commons
Jana Fleming,
Friends Books
DowntownSanRafael.org ~ 415-849-1874 ~ [email protected]
Dear fellow BID Members,
I would like to start by sharing our Thanks and Appreciation. Thank you for the hard work leading into this year and throughout the year.

We appreciate you and your support in our mission to revitalize the downtown corridor and promote the common interests of Downtown businesses. Thank you for continuing to make Downtown a different, fun, and memorable experience for all. For being contributors and active participants in forging memories for all that visit. • Whether it’s strolling through the Art District for the 2nd Friday Art Walk Downtown.
• Enjoying a unique dining experience with Dining Under The Lights. • The next generations learn about classic cars at May Madness. • Enjoying the Craft Beer and Premium Wines with friends with the Hops and Vines Stroll.
• Indoor or Outdoor, enjoy live music, food, activities, and more at the West End Culture Crawl.
• One of our newest events with families bonding while searching for Holiday or Summer Elves.

Along with many other memory-creating moments and events hosted in Downtown San Rafael. Building off the growth and better-thanprojected revenue in 2023, the BID is projecting a profitable 2024.

Thank you in advance for your continued support and may we all thrive together in 2024 and beyond.

Terrance Thornton, President
▪ Beautification and Landscaping upgrades - The BID
added Phase 2 and 3 to the popular and successful
Clean & Green Day on Earth Day. The BID organized a
day in September and December for volunteers to
help the BID and DPW add mulch to our intersections.
▪ Farmer’s Market – Rebuilt our relationship with AIM
to bring the Thursday Night Farmers Market back to
Fourth St, moving the weekly DUTL to the 2nd Friday of
the month to coincide with the 2nd Friday Art Walk.
▪ Engaged with the local Students – Created a Back to
School Night during the September Dining Under the
Lights.
▪ Added new board members, committee members,
and volunteers – We welcomed 3 new Board
members this year, 2 of whom work in the
food/beverage industry which added a necessary and
important voice to our group.
▪ Downtown San Rafael Arts District Collaboration –
The BID is on the DSRAD board to help increase the
visibility of the Arts in our Downtown. DSRAD received
a grant for $671k and the BID will be working with the
group to help the arts shine in Downtown San Rafael.
▪ Partnerships – Continued and strengthened
partnerships with the following organizations to bring
more foot traffic to our Downtown Businesses: SR
Chamber, Pacifics, Embassy Suites, California Film
Institute, SMART, Marin Convention & Visitors Bureau.
▪ Fundraising & Event Management – The events
committee with the help of the BID Board was able to
raise over $15k to support the BID.
▪ Downtown Eats Passport Program – New this year, the
BID developed a program to bring people Downtown to
eat in the typically quiet month of August. Ten
businesses signed up to participate and in the selffunded program. Over 100 community members participated and their feedback highlighted that they
loved exploring “new” places in Downtown.
▪ Fe-BREW-ary – New this year, the BID joined a
promotional program called Fe-BREW-ary, where our
breweries and taprooms were invited to list a special
deal or discount on a BID webpage. This page was
shared with an existing promotional program created
by SMART where Petaluma and Santa Rosa breweries
were also participating.
▪ Scavenger Hunts – Our community requested more
family-friendly activities in Downtown, so we developed 2 Elf Hunt Scavenger Hunts, one during the Summer
Kick-Off in June and one during the December holidays.
▪ Website management – The BID brought website
management in-house in 2023 saving $1200/year. The
ED strives to provide clean, fun, relevant, and timely
information on our Downtown San Rafael website.
▪ Downtown San Rafael Business Directory – Our online
directory serves as a current database of all businesses in the Downtown, complete with emails and contact
info in the back end. The ED cleaned up the database
and optimized the search tool. Directory searches have
tripled since this significant improvement.
▪ Member emails, newsletters, and updates – The BID
upgraded software this year to increase contract reach
and design capability for our monthly newsletters.
▪ Downtown News – Member news and events can be
displayed on our homepage and are also shared in the
monthly newsletter.

DowntownSanRafael.org ~ 415-849-1874 ~ [email protected]
Marketing, Promotions, Programming, Fundraising, & Collaborations BID Accomplishments 2023
▪ In 2023 added a Social Media Manager Contractor –
The BID hired a part-time social media contractor to
promote and showcase a different Downtown Business
each day on IG & FB. Since this program began in April, we increased reach by 242% in the 1st month, added
100 followers a month in IG since then, and reached 2k
per month. FB = 4,169 followers, IG = 2,707 followers
In 2023, we brought back many popular events and
successfully raised money for the BID in the process.
▪ 33rd Annual May Madness (May 6) – This Annual event
produced by Rick Lewis, the volunteer BID Event
Committee, and the ED of the BID brought roughly 5,000
people to Downtown. We raised over $18k (a new
record!) to be split between the BID and local non-profits. ▪ Total Expenses = $15,230
▪ Total Income = $33,815
▪ Event Net Profit = $18,584
▪ Net Profit for BID = $9,232
▪ 3
rd
Annual Hops & Vines Stroll (Sept 30) – The Annual
Hops & Vines Stroll traditionally brought nearly 300
people INTO Downtown Businesses. Even with the
unseasonably rainy weather, we made a net profit for the BID.
▪ Total Expenses = $6,714
▪ Total Income = $11,260
▪ Net Profit for BID = $4,545
▪ San Rafael Parade of Lights & Winter Wonderland on
Shop Small Saturday 2022 – In 2022, the BID
volunteer event committee kept a tradition alive by
creating a paired down version of the 40-year-old
event, that was once produced by a professional event
company, the day after Thanksgiving. Our intimate
version of this event was created to bring people to
Downtown on Shop Small Saturday. We had a makers
marketplace, snow machines, jumpies, food trucks,
face painting, and lighted car cruise. The event
brought approximately 1000 people to Downtown on
Shop Small Saturday. We are currently planning a
similar event in 2023 and will be making it bigger with more financial support from the City to hire an event
contractor to support on the day of and produce a
tree-lighting in the plaza. Below are our fundraising
numbers from 2022.
▪ Total expenses = $12,798
▪ Total Income = $15,625
▪ Net Profit to BID = $2,826
DowntownSanRafael.org ~ 415-849-1874 ~ [email protected]
BID Produced Events & Mixers
BID Event Accomplishments 2023
Events - Economic Drivers & More
Fundraising Events:
▪ Clean & Green Day, City of San Rafael & The BID
(April 21) – The City and BID join efforts every year on Earth Day to promote Clean and Green Day by inviting
over 40 volunteers to help mulch, remove graffiti,
pick up litter, and clean parking meters/poles.
▪ Dining Under The Lights featuring Live Music,
Outdoor Dining, and Kids Activities (May-Oct) – This
monthly event, held in conjunction with the 2nd Friday
Art Walk, included 5 blocks and brought hundreds of
people to our Downtown to enjoy Outdoor Dining,
Live Music, and Kids Activities.
▪ Friday Night Block Party in the West End (June-Oct) – This popular event held in the West End, includes
bands booked by the Pint Size Lounge. It drew
hundreds of people to not just the West End, but to
San Rafael. Past surveys showed that people came
from all over Marin and the Bay Area to enjoy the
exceptional atmosphere.
▪ 35th Annual Trick or Treat on 4th Street & Pet
Costume Contest (Oct. 28) – This Annual tradition
brings hundreds of families to our Downtown and fills
it with smiles and laughter!
▪ Annual Menorah Lighting (Dec. 10) - For the 2nd
year, we will be working with Chabad of Marin to
bring in a Giant Menorah to be lit for Hanukkah.

We will offer latkes, hot chocolate, dancing, and a
gelt drop!
DowntownSanRafael.org ~ 415-849-1874 ~ [email protected]
▪ Public Art – Work with Downtown San Rafael Arts District (DSRAD) and the City Library & Rec Director to identify opportunities to expand public art in Downtown.
▪ Continue Landscaping upgrades - Hardscape landscaping updates to intersections via volunteer coordination we are now calling the “Mulching Project”.
▪ Hanging Flower Program – Work with the City and DPW
to review potential locations to start a hanging flower pilot program. Preliminary research completed.
▪ Other Beautification options – Work with the Economic Development Department & DPW to explore more
opportunities for Downtown Beautification (power
washing, business frontage grants, awning cleaning, and more)
▪ Cleanliness – Work with DPW and the City’s Economic
Development Department to request a more proactive
cleanliness plan for Downtown San Rafael.
▪ Vacancies – Work with the City’s Economic Development Department to assist with their strategy to fill vacancies. ▪ Social Media Marketing Plan – Continue to work with a social media contractor and showcase 3 businesses per
week on Instagram and Facebook.
▪ Thursday Night Summer Farmer’s Market growth– Work
with AIM to assist in better promotion and marketing to expand the weekly Thursday Night Summer Market.

Possibly add a food truck experience in Downtown in
conjunction, or on another night.
▪ Create more culturally diverse events in Downtown–
Work with the City and volunteer BID event committee to bring more culturally diverse, relevant and inclusive
events to our downtown.
▪ Outdoor Movie Night – Work with DSRAD and Parks &
Rec to bring their successful outdoor movie night in the park program to our Downtown.
▪ Fe-BREW-ary – Continue the new February promotion and add more businesses to the SMART promotion.
▪ Scavenger Hunts – Continue to produce scavenger huntbased promotions to get people INTO local businesses with this fun and affordable program.
▪ Passport Program – Increase participation with our 2nd annual passport program to get more people INTO our
restaurants during the slower months.
▪ Explore partnerships with local Schools – Reach out to our local schools and see how we can partner together
to support the students in our community.
▪ Chamber Partnership to help BID Financial Stability & Review a PBID to increase our funding - The City has
contracted with the Chamber to support the BID. The
Chamber will conduct outreach and host informational
sessions with property owners and businesses to assist
the City feasibility analysis of a property-based
improvement district or modifications to the District
business assessment rate structure to enhance economic
vitality.
▪ Partnership & Collaboration – Continue to align the BID with DSRAD stakeholders, the SR Chamber, Pacifics,
Embassy Suites, the City, SMART, SRPD, & and more.
▪ Communicate with members/community outreach –
Continue engagement via website, email, newsletters, social media, marketing, advertising, and in person.
▪ Events: The BID has committed to continue events produced in 2023.
▪ Add board members, committee members & volunteers
– Actively recruit committee members and engage
prospective board members to build an inclusive
environment for greater equity and diversity. If you are interested, please contact us!
Future Marketing, Development, Events, & Operations
Downtown San Rafael BID Preliminary Work Plan 2024
Dear BID Members,
Coming into this role in 2022 was an exciting adventure, but also a challenge given that our Annual Assessments
were down over $25k since 2019. I worked diligently over the last 2 years to increase our funds by way of event
fundraising and by decreasing our operational costs.

Listening to our business community, I created fun
programming and promotions to help increase foot traffic.

By adding the Social Media contractor to our 2023
programming, the online visibility of our Downtown San
Rafael businesses skyrocketed! None of this would be
possible without the incredible teamwork, dedication, and passion of our BID Board. Each member's unique
perspective and expertise have helped guide our decisionmaking and execute our goals. Working with our President, Terrance, has been an absolute pleasure. His leadership and commitment to our mission have been
instrumental in driving our district's vision. I look forward to an exciting future of collaboration with the San Rafael Chamber in 2024 to continue this vision and make our
Downtown shine!
-Sarah Tipple, Executive Director
4th
5th
Marin
Fremont
Reservoir
2nd
3rd
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Pacheco
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Paloma
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Mission
Forbes
Lincoln
Prospect
Ross
West
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G
C
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B
Clark
Pine
Eye
Robert Dollar Scenic
Miramar
Irwin
Tamalpais
Beryl
Shaver
Cijos
Bayview
Center
Jessup
Lootens
CullodenPark
Welch
Elford
Taylor
Live
Oak
J
Francisco
A
Treanor
Court
Ritter
Twin
Oaks
East
Hwy 101 NWP RR
El Cerrito
Clayton
Bryn Mawr
Via
Sessi
El Camino
Los
Rob el s
Cottage
Wilkins
Maple
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Willow
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MART
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Latham
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Lindaro
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F
Laurel
Woods
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Walter
Lunny
Brooks
Julia
Upper
Fremont
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Tampa
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Street
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Frances
Bonnie Brae
Stewart
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Fairh ills
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Hillcrest
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Treehaven
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Miraflores
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Document Path: X:\Finance\BID\BID_Edits_20180802.mxd ZBaron Print Date: 8/13/2018 San Rafael Business Improvement District (BID) PREMIUM BID -

STANDARD BID -
2024 BID Assessment Formula
Exhibit B
San Rafael Business Improvement District Proposed Budget for 2024 as of 11.14.23
Estimate Year
End 2023
Projected 2024
REVENUES Programs Budget 2023 Budget 2024
Balance Forward From Previous Year $ 17,000.00 $ 19,256.74 BID Assessments/City Support $58,594.00 $59,000.00
May Madness Rev for BID $9,292.32 $9,000.00
Hops & Vines $11,260.00 $ 4,500.00
Holiday Celebrations/SR Winterwonderland/Tree
Lighting/Menorah Lighting $ 20,000.00 $ 20,000.00
DSRAD kick off celebration (Fall Arts and Crafts) $ 3,500.00 DUTL (Elf Hunt, jumpy, sponsorships) $ 2,888.14 $ 3,000.00 Dining Passport Program $ 710.00 $ 710.00
Other income (refunds, interest, etc) $ 1,200.00 $ -
$124,444.46 $115,466.74
EXPENSES Programs Budget 2023 Budget 2024
Event & Marketing
Expenses
Clean and Green Day $- $-
West End events/ Culture Crawl $(1,200.00) $(1,300.00)
Trick or Treat $(600.00) $(600.00)
Mixers (fall, holiday) $(1,200.00) $(1,200.00)
Hops & Vines $(6,714.00) $(1,200.00)
Holiday Celebrations/SR Winterwonderland/Tree
Lighting/Menorah Lighting
$(20,000.00) $(20,000.00)
DSRAD Fall Arts Fest $(2,000.00) $-
DUTL $(3,000.00) $(3,000.00)
Dining Passport Program $(700.00) $(700.00)
West End Block Party $- $-
Social/print/digital Media $(1,000.00) $(4,000.00)
Beautification Efforts $- $(5,000.00)
$(36,414.00) $(37,000.00)
Operating Expenses Payroll/Staffing $(50,000.00) $(65,000.00) Employee Payroll Tax & fees $(5,000.00) $(6,000.00)
Postage Mailing $(194.00) $(194.00)
Consultants/Professional/Accounting fees $(2,893.25) $- Bank Fees $(435.00) $(200.00)
Computer Programs & Software $(3,402.51) $(2,500.00)
Insurance $(1,864.00) $(2,000.00)
Rent $(2,800.00) $-
Office Supplies $(147.00) $-
Telephone $(1,737.96) $(1,300.00)
Website Maintenance/Hosting $(300.00) $(100.00)
$(68,773.72) $(77,294.00)
Budget 2023 Budget 2024
$(105,187.72) $(114,294.00)
$124,444.46 $115,466.74
TOTAL PROFIT/LOSS $19,256.74 $1,172.74
Total Operating Income
Event & Marketing subtotal
Operating Subtotal

TOTAL EXPENSES

TOTAL INCOME
RESOLUTION NO. 15256

RESOLUTION OF THE SAN RAFAEL CITY COUNCIL DECLARING THE CITY COUNCIL’S INTENTION TO LEVY AN ANNUAL ASSESSMENT FOR CALENDAR YEAR 2024 FOR THE DOWNTOWN SAN RAFAEL BUSINESS IMPROVEMENT

DISTRICT
WHEREAS, California Streets and Highways Code Sections 36500 et seq. authorizes cities to establish parking and business improvement areas for the purpose of promoting economic revitalization and physical maintenance of business districts, in order to create jobs, attract new businesses and prevent erosion of business districts; and
WHEREAS, the Downtown San Rafael Business Improvement District (“BID”) was established in 2013 to amend the existing Parking and Business Improvements District instituted in 1979 in the commercial area on and around the Fourth Street corridor in San Rafael; and
WHEREAS, pursuant to San Rafael Municipal Code Chapter 10.09 and California Streets and Highways Code Section 36533, the Advisory Board of the BID shall prepare an annual report for each calendar year in which assessments are to be levied which the City Council shall review; and
WHEREAS, the BID Advisory Board has prepared and filed with the City Clerk its “BID 2023 Annual Report” and the City Council has reviewed and approved the report; NOW THEREFORE BE IT RESOLVED by the City Council of the City of San Rafael as follows:

1. The City Council intends to levy and collect an annual benefit assessment for calendar year 2024 on businesses in the Downtown San Rafael Business Improvement District to pay for selected improvements and activities of the BID.

2. The boundaries of the entire area to be included in the BID, and the boundaries of each separate benefit zone within the BID, are set forth in Exhibit A to the BID 2023 Annual Report on file with the City Clerk.

3. The types of improvements and activities proposed to be funded by the levy of assessments on business in the BID are set forth in the BID 2023 Annual Report on file with the City Clerk.

4. The method and the basis for levying the benefit assessment on businesses within the BID and proposed assessments to be levied for calendar year 2024 are set forth in San Rafael Municipal Code Section 10.09.050 and Exhibit B to the BID 2023 Annual Report on file with the City Clerk.

5. All funds of the BID shall be expended on improvements and activities within the BID.

6. New businesses shall not be exempt from payment of the fee.

7. A public hearing to consider the levy of the BID assessment shall be held before the City Council on December 4, 2023 at 7 p.m. in the Council Chambers, 1400 Fifth Avenue, San Rafael, California.

At the public hearing the testimony of all interested persons, for or against the levy of the BID assessment or on any of the matters included in the assessment, will be heard and all protests collected.

8. A protest against the assessment of the BID, or any aspect of the assessment may be made in writing or orally at the public hearing. To be counted as a part of a majority protest against the assessment of the BID, a protest must be in writing and from a business in the BID. A written protest may be withdrawn from the record at any time before the conclusion of the public hearing. Each written protest shall contain a written description of the business in which the person signing the protest is interested, sufficient to identify the business, and its address. If the person signing the protest is not shown on the official records of the City of San Rafael as the owner of the business, then the protest shall contain or be accompanied by written evidence that the person is the owner of the business. Any written protest of the regularity of the proceedings shall be in writing and clearly state the irregularity or defect to which objection is made.

9. If at the conclusion of the public hearing on December 4, 2023 there is a record of written protests by business owners within the BID who will pay fifty percent (50%) or more of the total assessments of the entire BID, no further proceedings to levy the proposed assessment shall occur for a period of at least one year from the date of the finding of the majority written protest by the City Council. If the majority written protest is against the furnishing of a specified type or types of improvement or activity within the area, those types of improvements or activities shall be eliminated.

10. Further information regarding the Downtown San Rafael Business Improvement District may be obtained from the Office of Economic Development at 1400 Fifth Avenue, San Rafael, CA 94901.

11. The City Clerk is directed to give notice of said public hearing by publishing this resolution of intention once in a newspaper of general circulation in the City of San Rafael, at least seven days before the hearing; and by mailing a complete copy of this Resolution of Intention to those interested parties who have filed a written request with the local agency for mailed notice of public meetings or hearings on new or increased general taxes.

I, LINDSAY LARA, Clerk of the City of San Rafael, hereby certify that the foregoing Resolution was duly and regularly introduced and adopted at a regular meeting of the City Council of the City of San Rafael, held on Monday, the 20th day of November 2023, by the following vote, to wit:

AYES: COUNCILMEMBERS: Bushey, Kertz, Llorens Gulati & Mayor Kate NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: Hill

Lindsay Lara, City Clerk
____________________________________________________________________________________

FOR CITY CLERK ONLY
Council Meeting:

Disposition:

Agenda Item No: 5.b
Meeting Date: December 4, 2023

SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: Community Development
Prepared by: Alexis Captanian, Senior Housing
Analyst
City Manager Approval: ______________
TOPIC: UPDATE OF COMMERCIAL LINKAGE FEES
SUBJECT: INTRODUCTION OF AN ORDINANCE AMENDING THE SAN RAFAEL MUNICIPAL CODE SECTION 14.16.030 (AFFORDABLE HOUSING REQUIREMENT), ADOPTING A

COMMERCIAL LINKAGE NEXUS STUDY, ADOPTING UPDATED COMMERCIAL

LINKAGE FEES, AND ADOPTING A COMMERCIAL LINKAGE FEE PROJECT LIST RECOMMENDATION: Introduce the ordinance amending San Rafael Municipal Code Section 14.16.030 (Affordable Housing Requirement), adopting a commercial linkage nexus study, adopting updated commercial linkage fees, and adopting a commercial linkage fee project list, and waive further reading of the ordinance and refer to it by title only.

EXECUTIVE SUMMARY: The City of San Rafael, the County of Marin, and five other jurisdictions within the County collaborated on a regional effort to analyze commercial linkage fees. Based on the resulting study, staff is proposing updates to the City’s commercial linkage methodology and fees, including:
expressing fees on a dollar-per-square-foot basis; allowing the Community Development Director to approve alternative timing of developer payment; adopting the same fees for Retail/Restaurant/Services and Hotel/Motel development types as other participating jurisdictions but maintaining a higher fee for Office/R&D; and maintaining an exemption across all development types but modifying the square footage covered by the exemption. In accordance with State law, staff has included a list of projects that the City intends to support using revenue generated from this commercial linkage fee.

BACKGROUND:

A commercial linkage fee is a type of impact fee that charges new commercial development for its role in creating new demand for affordable housing. It is based on the finding of a reasonable relationship between the new employment created by commercial development, and the accompanying need for affordable housing for the new workforce whose wages are often insufficient to afford market rate housing in Marin County.

The City first adopted a commercial linkage fee policy in December 2004 based on an economic analysis commissioned by the City of San Rafael, the County of Marin, and the City of Novato. These existing requirements are codified in Title 14 of the San Rafael Municipal Code. This fee only applies to net SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
increases in square footage for commercial development. The fee does not apply to projects with less than five thousand (5,000) square feet of new construction. Note that the City’s existing commercial land use categories include office or research and development; retail, restaurant, or personal service; manufacturing or light industrial; warehouse; and hotel or motel.

The City’s current fee is defined as a percentage of the inclusionary in-lieu fee. The calculation is explained in detail in the June 20, 2023 informational report to City Council. However, commercial linkage fees are typically based on a per-square-foot basis.

San Rafael, the County of Marin (County), Corte Madera, Fairfax, Larkspur, San Anselmo, and Sausalito collaborated on a regional effort to analyze commercial linkage fees. The County hired Strategic Economics and Vernazza Wolfe Associates (“Consultants”) to conduct a commercial linkage fee nexus study (Attachment 1, Exhibit A).

A nexus study analyzes the connection between projected commercial development and the cost of addressing the need for affordable housing for lower income households created by the development. It determines the justifiable fee that might be charged on commercial development based on the need for affordable housing that new development projects create. The fees generated are then used to fund the development of affordable housing. It is best practice to update the study and fees every five years; jurisdictions are now required to do so every eight years pursuant to Assembly Bill 602.

The Marin nexus study was designed to provide participating jurisdictions information needed to potentially update or establish policies and fees for new commercial development to further support affordable housing. The City of San Rafael and other jurisdictions applied and received funding for this project through the Senate Bill 2 (SB2) Planning Grant Program. To date, the County of Marin has used the study to update its commercial linkage fees and Larkspur, San Anselmo, and Fairfax have used the study to adopt commercial linkage fees for the first time.

At the June 20, 2023 San Rafael City Council meeting, staff provided a status update about the nexus study and sought input from the community and the City Council prior to bringing forward a recommendation. The City Council requested that the recommendation include an analysis of the City’s existing fee exemption, which is provided below. The City Council also emphasized the importance of striking a balance that supports businesses and the Affordable Housing Trust Fund in a way that is tailored to San Rafael, given the City’s significant differences with adjacent jurisdictions.

On August 15, 2023, staff presented proposed changes to the commercial linkage methodology and fees to the San Rafael Chamber of Commerce Governmental Affairs Committee. Committee members supported the more straightforward format of the fee (dollars-per-square-foot) and noted the importance of an exemption for small projects. They recommended considering the impact of the commercial linkage fee in the context of a project’s total fee load. Table 4 and the exemption analysis on Pages 6 and 7 consider the total fees for several projects that paid a commercial linkage fee or qualified for an exemption.

On October 10, 2023, the Planning Commission adopted a resolution recommending that City Council adopt the commercial linkage nexus study and amendments to San Rafael Municipal Code 14.16.030 related to commercial linkage fees (Attachment 1). Planning Commissioners were supportive of the standardization of the fees to a dollar-per-square-foot format and of empowering the Community Development Director to work with developers on the timing of the fee payment. The Planning Commission was in favor of updating the fees more frequently to stay in alignment with the market, as is now required by State law. They noted that the proposed linkage fees are small relative to the housing SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3
need that’s created from the development, and at the same time were mindful of how City fees could impact commercial market activity. The Planning Commission requested regular updates on the projects that pay commercial linkage fees in San Rafael, and Staff proposed to include this update as part of the Annual Progress Report presented to Planning Commission and City Council during the first quarter of each year.

Over the past decade, the City’s affordable housing requirements have been applied to several commercial development projects. Table 1 shows projects that contributed more than $100,000 in commercial linkage fees to the City’s Affordable Housing Trust Fund since 2012.

Table 1: Projects that paid more than $100,000 in commercial linkage fees, 2012-2023

YEAR DESCRIPTION AMOUNT
2023 Assisted Living $600,000
2021 Hotel $276,276
2019 Assisted Living $396,320
2012 Retail (Target) $773,766
2012 Retail (Car Dealership) $279,117
From 2005 through 2022, total revenues collected are estimated at $2,556,106. Fees generated are placed in the City’s Affordable Housing Trust Fund and used solely to increase and expand the supply of housing affordable to very low-, low- and moderate-income households. 100% affordable housing projects recently supported through the Trust Fund include:
• Permanent supportive housing at 3301 Kerner Blvd, currently under construction • Preservation of 125 units at Terra Linda Manor
• Affordable housing for older adults at the Vivalon Health Aging Campus • Permanent supportive housing at Jonathan’s Place (190 Mill St) • Renovation of long-time affordable family housing at Marin Villa Estates City contributions are critical for projects such as these because affordable housing developers can leverage local dollars to compete more effectively for other funding sources.

ANALYSIS:

The Regional Nexus Study
The City participated in a regional nexus study to assess whether the City’s existing commercial linkage fees are appropriate and effective in the current market context, and to explore the possibility of establishing fees in line with other Marin jurisdictions.

The regional nexus study addresses two main areas of analysis: 1) the linkage between new jobs and the needed affordable housing, and 2) the affordability gap between what employee households can afford and what new housing costs to build. In calculating the affordability gap, the study uses residential prototypes based on five recent projects in San Rafael and Corte Madera—two jurisdictions that have attracted most of the recent development activity among the participating jurisdictions. The study SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 4
considers three common commercial uses in Marin: office/research and development (R&D), retail/restaurant, and hotel.1
The study calculated a maximum fee that represents the revenue required to completely close the gap between what housing costs to build and what employees can afford. This analysis is required by State law. The fees shown in Table 2 below are the maximum nexus-justified fees that Marin jurisdictions could charge to mitigate affordable housing demand related to commercial development.

Table 2: Maximum Commercial Linkage Fees
Land Use Maximum Fee per Square Foot
Office/Medical Office/R&D $331
Retail/Restaurants/Services $601
Hotel $267
To develop a recommended fee update, consultants and staff factored in financial feasibility of fees, varying market patterns in the County, and existing fees in other jurisdictions in Sonoma, Napa, San Mateo, and San Francisco. The consultants also met with Marin developers to gather their input on the studies and fee structures and incorporated this stakeholder feedback.

The quantitative nexus and affordability gap analyses for this study were performed in late 2020 and early 2021 and rely on development cost information collected during that period, as well as occupational wage data from the California Employment Development Department collected in December 2019, the most recent available at the time. Although wages and prices across the local economy have changed considerably since the data were collected, Strategic Economics believes the analysis provided here remains valid because both construction costs and wages have risen by similar percentages over that same period. While in principle, the use of more recent data could slightly alter the affordability gap estimates, and thus the maximum justified commercial linkage fee, the proposed fees for adoption are, in all cases, sufficiently below the maximum fee as calculated in this study that they would still be justified.

The study was conducted during the COVID-19 pandemic. The analysis considers the effects of physical distancing and remote work on employment density by estimating slightly higher assumptions of square feet per employee in office/R&D buildings than were typical before the COVID-19 pandemic. Additionally, the impacts of the COVID-19 pandemic on the market for each commercial use type is discussed in Section V of the report.

Recommendations
Staff recommends the following updates to the City’s commercial linkage fee policy:

1. Adopt new methodology that expresses fees on a dollar-per-square-foot basis.

The per-square-foot methodology is standard and more straightforward to administer. Developers are familiar with this format. When staff met with the Chamber of Commerce Governmental Affairs Committee, committee members expressed support for this change.

2. Authorize the Community Development Director to approve alternative timing of developer payment. 1 While the study does not include every commercial use type, the consultants provided a calculator that can be used to justify fees for commercial uses less common for new construction in Marin, such as manufacturing/light industrial and warehouse. The proposed ordinance maintains the Community Development Director’s discretion to apply a fee for use types not listed.

SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 5
Unless otherwise approved, the in-lieu fee is paid prior to the issuance of a building permit for the proposed project. Depending on the project’s cash flow, a developer may request to pay the in-lieu fee prior to issuance of a Certificate of Occupancy. Allowing for this flexibility on a case-by-case basis can help support the financial feasibility of projects.

3. Adopt the same fees for Retail/Restaurant/Services and Hotel/Motel development types as other participating jurisdictions and maintain a higher fee for Office/R&D, in line with consultant recommendations.

As part of the study, the consultants provided fee recommendations for each development type. While all jurisdictions received the same fee recommendations for Retail/Restaurant/Services and Hotel/Motel, the consultants recommended that San Rafael maintain a higher fee for Office/R&D, given the City’s stronger office market compared to the other jurisdictions. Staff are recommending the same percent increase for Office/R&D as is being proposed for retail/restaurant/services, bringing the Office/R&D fee to $13.33 per square foot.

A higher percent increase is proposed for hotel and motel uses because San Rafael’s current hotel/motel fee is particularly low, based on the consultants’ analysis. Staff recommend adopting the same retail/restaurant/services ($10.00 per square foot) and hotel/motel fees ($5.00 per square foot) adopted by other participating jurisdictions. Instead of reducing the fee from $10.00 to $8.00 for retail/restaurant/services projects under 2500 square feet, staff proposes an exemption for projects of this size across all development types, as described in the next section.

For each development type, Table 3 shows the current fee in San Rafael, the fee adopted by other participating Marin jurisdictions, and staff’s recommended fee for the City of San Rafael. The recommended fees are also listed in the Commercial Linkage Fee Rates (Attachment 1, Exhibit C).

Table 3: Current and recommended commercial linkage fees by development type Fee Per Square
Foot
Development Type Exemption
Office or Research
and Development
Retail, Restaurant or
Personal Service
Hotel or Motel
San Rafael Current
(equivalent)2
$10.32 $7.74 $2.58 Up to 5,000
sq ft
Adopted by other
Marin jurisdictions
$10.00 $8.00 (< 2,500 sq ft)
$10.00 (> 2,500 sq ft)
$5.00 None
Staff
Recommendation
$13.33 $10.00 $5.00 Up to 2,500
sq ft
2 As mentioned above, San Rafael’s existing fee methodology is not expressed as a dollar amount per square foot.

To facilitate the comparison of existing and proposed fees, the consultants applied their methodology to the City of San Rafael’s current methodology. This produced the dollar amounts per square foot listed in Table 3 for each commercial use.

SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 6

4. Maintain an exemption across all development types. Modify the square footage covered by the exemption.

It is common for jurisdictions to provide commercial linkage fee exemptions for smaller projects, particularly for commercial retail uses. Currently, all projects under 5,000 square feet are exempt from paying the commercial linkage fee in San Rafael. The fee policy that the County and several participating jurisdictions adopted does not include an exemption based on square footage.

Staff recommends that the City maintain an exemption to support the feasibility of smaller projects that meet the needs of small businesses and contribute to City life and vibrance. Affordable Housing Trust Fund revenues are derived primarily from larger projects that significantly impact the need for additional housing for San Rafael’s workforce, such as the hotel, assisted living, and major retail projects listed in Table 1. All exempted projects in the past few years were below 2,500 square feet, except for a Chevron gas station convenience store that was under 3,000 square feet, well below the 5,000 square foot maximum. Staff recommends maintaining an exemption but reducing the square footage that qualifies for the exemption to 2,500 square feet.

The following section describes the number and types of projects that have benefitted from the San Rafael exemption in the past few years, how the exemption has impacted the projects’ total fee load, and the amount of fees that would have been added to the Affordable Housing Trust Fund if the exemption did not exist, assuming all exempted projects would have moved forward if charged linkage fees.

Since January 1, 2021, two projects that were issued building permits paid commercial linkage fees totaling $876,276:

Table 4: Projects That Paid Commercial Linkage Fee 2021-23 Company/
Address
Description/Type/
Sq Ft
Total Fees
Paid
Commercial
Linkage Fee
(CLF) Paid
CLF percent of
total fee load
AC Marriott Hotel
1201 5th Ave
New five-story hotel
(107,490 sq ft)
$851,000 $276,276 32%
Aegis
800 Mission Ave
New assisted living
– 103 units
(~38,000 sq ft)
$1,151,000 $600,000* 34%*
*The required fee was $389,489. The developer voluntarily increased the fee to meet the public benefit requirement to receive a height bonus for the project. The percent of total fee load (last column) is calculated based on the required fee of $389,489.

Projects Exempted from Commercial Linkage Fee 2021-2023 Staff identified eleven projects that were issued building permits since January 1, 2021, and that received an exemption based on net new square footage less than 5,000 square feet. The projects include several office expansions, a new grocery market, a convenience store at a gas station, an addition to the Rafael Raquet Club clubhouse, and three deck or patio additions to an existing restaurant for outdoor dining. All these projects are under 3,000 square feet, and most are less than 2,000 square feet.

SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 7
The hypothetical commercial linkage fee for each of these projects ranged from $3,870 to $22,941. The impact of the hypothetical commercial linkage fee on total fee load varied significantly across projects, making up between 21% and 91% of total fees, with an average of 51%.

The combined hypothetical value of the exemption, assuming all projects would move forward without the exemption, was roughly $130,000 for the Affordable Housing Trust Fund, an average of $11,820 per project or $48,700 per year.

Commercial Linkage Fee Project List
Assembly Bill 602 requires cities to adopt a capital improvement plan whenever adopting or updating an impact fee after January 1, 2022. Therefore, the City has included a general list of projects that the City intends to spend the commercial linkage fee revenues on as part of the fee adoption (Attachment 1, Exhibit B). Affordable housing projects are typically less predictable than other types of public infrastructure. Staff has based the list on the types of projects that the City Council has funded in the past 2-3 years and needs identified in the recently adopted Housing Element.

COMMUNITY OUTREACH:

In developing the regional nexus study, the consultants held stakeholder meetings that included commercial developers, affordable housing developers, and housing advocates to gather their input on the study and fee structures.

On August 15th, staff presented to the Chamber of Commerce’s Governmental Affairs Committee regarding proposed changes to the commercial linkage fee methodology and fees. Staff incorporated the committee’s feedback in its recommendation to the City Council. On October 10th, the Planning Commission, at a duly noticed public hearing, adopted a resolution recommending the proposed actions presented in this staff report.

Public notice was distributed in advance of this City Council meeting in compliance with State law. No correspondence has been received to date.

FISCAL IMPACT:

Updating the City’s commercial linkage fees impacts the Affordable Housing Trust Fund, since fees generated through the commercial linkage fee are placed in the City’s Affordable Housing Trust Fund and used solely to increase and expand the supply of housing affordable to very low-, low- and moderateincome households. The amount of revenue generated through the fee is dependent on the number, type, and size of projects constructed.

OPTIONS:

The City Council has the following options to consider on this matter:

1. Introduce the ordinance.

2. Introduce the ordinance with modifications.

3. Direct staff to return with more information.

4. Reject the ordinance.

RECOMMENDED ACTION:

Introduce the ordinance amending San Rafael Municipal Code Section 14.16.030 (Affordable Housing Requirement), adopting a commercial linkage nexus study, adopting updated commercial linkage fees, and adopting a commercial linkage fee project list, and waive further reading of the ordinance and refer to it by title only.

SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 8
ATTACHMENTS:

1. Ordinance Amending San Rafael Municipal Code 14.16.030 a. Exhibit A: Commercial Linkage Nexus Study
b. Exhibit B: Commercial Linkage Fee Project List
c. Exhibit C: Commercial Linkage Fee Rates

2. Planning Commission Resolution
4865-9803-8927 v1 1
ORDINANCE NO.

AN ORDINANCE OF THE CITY OF SAN RAFAEL AMENDING
TITLE 14 OF THE SAN RAFAEL MUNICIPAL CODE (ZONING)
TO AMEND SECTION 14.16.030 (AFFORDABLE HOUSING

REQUIREMENT), ADOPTING A COMMERCIAL LINKAGE

NEXUS STUDY, ADOPTING UPDATED COMMERCIAL

LINKAGE FEES, AND ADOPTING A COMMERCIAL LINKAGE

FEE PROJECT LIST
WHEREAS, Section 14.16.030 of the San Rafael Municipal Code (SRMC) requires nonresidential development projects within the city to contribute to the attainment of affordable housing goals and requirements by promoting and increasing, through actual construction and/or alternative equivalent actions, the development of rental and ownership housing units for very low, low and moderate income households; and
WHEREAS, the City of San Rafael, the County of Marin, and five other jurisdictions in Marin County hired Strategic Economics and Vernazza Wolfe Associates (“Consultants”) to conduct a commercial linkage fee nexus study, completed November 16, 2023 (“Commercial Linkage Fee Study”), that demonstrated the nexus between the need for affordable housing and new commercial development and calculated reasonable fees that could be charged by the participating jurisdictions to new commercial development as commercial linkage fees. The Commercial Linkage Fee Study is attached hereto as Exhibit A and incorporated by reference; and
WHEREAS, on June 20, 2023, the City Council held a duly noticed public meeting and received an informational report outlining the findings of the Commercial Linkage Fee Study and the unified fee proposal, accepting all public testimony and the written report of the Community Development Department; and
WHEREAS, on October 10, 2023, the Planning Commission held a duly noticed public hearing and reviewed and recommended for adoption: (a) the Commercial Linkage Fee Study, (b) proposed amendments to SRMC Title 14 related to the affordable housing requirement for nonresidential development projects, and (c) updated commercial linkage fees; and WHEREAS, on December 4, 2023, the City Council held a public hearing to consider adoption of: the Commercial Linkage Fee Study, an ordinance making the proposed amendments to SRMC Title 14, and a methodology for applying commercial linkage fees; and voted to adopt the study and introduce the ordinance, and that ordinance will come up for adoption at the City Council meeting of December 18, 2023; and
WHEREAS, in connection with the amendment to SRMC Title 14 and the Commercial Linkage Fee Study, the San Rafael City Council finds it necessary to establish a new methodology for applying commercial linkage fees; and
WHEREAS, the Commercial Linkage Fee Study substantiates a methodology that will charge new development projects only for the costs necessary to mitigate the impacts related to those new projects; and
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WHEREAS, there is a reasonable relationship between the Commercial Linkage Fee’s use and the development projects on which the Commercial Linkage Fee will be imposed because the fee will only fund costs reasonably related to each new development; and WHEREAS, the Commercial Linkage Fee does not exceed the estimated reasonable cost of providing the affordable housing facilities for which the fee is imposed; and WHEREAS, the Commercial Linkage Fee is not levied, collected or imposed for general revenue purposes, but is levied specifically to fund facilities of the types set forth in the Commercial Linkage Fee Study; and
WHEREAS, the Commercial Linkage Fees bear a reasonable relationship to the use of affordable housing facilities by new development; and
WHEREAS, the Commercial Linkage Fee Study establishes a proposed amount and provides an evaluation of the need for an updated Commercial Linkage Fee and establishes the nexus between the imposition of the new fee and the estimated reasonable cost of providing the service for which the fee is charged; and
WHEREAS, the Commercial Linkage Fee Study identifies the City’s existing level of affordable housing service, identifies the proposed new level of service, and includes an explanation of why the new level of service is appropriate; and
WHEREAS, the Commercial Linkage Fee Study includes information that supports the City’s actions, as required by subdivision (a) of Section 66001 of the Government Code; and WHEREAS, the Commercial Linkage Fee Study reviewed the assumptions of the prior fee study, which supported the existing Commercial Linkage Fee, and evaluated the amount of fees collected under the existing fees; and
WHEREAS, the City is adopting a Commercial Linkage Fee Project List, which is attached hereto as Exhibit B and serves as its capital improvement plan pursuant to subdivision (a)(6) of Section 66016.5 of the Government Code, for the development and maintenance of affordable housing facilities; and
WHEREAS, the Commercial Linkage Fee Project List indicates the approximate location, size, time of availability, and estimates of cost for all facilities or improvements to be financed with the fees; and
WHEREAS, the City is setting rates for the Commercial Linkage Fee, which are attached hereto as Exhibit C, and once effective, will be incorporated into the City’s Master Fee Schedule; and WHEREAS, the City Council finds that the impact fees and charges imposed by this Ordinance are necessary and reasonable to implement the goals and objectives of the City’s General Plan and are permitted by California state law; and
WHEREAS, the Commercial Linkage Fees are “exempt charges,” within the meaning of Section 1 of Article XIII C of the California Constitution and the Taxpayer Protection and Government Accountability Act (Initiative No. 21-0042) because they are a charge imposed as a condition of property development; and
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WHEREAS, pursuant to Government Code sections 66016.5, 66018, and 66019, the City must adopt the Commercial Linkage Fee only after notice and public hearing; and WHEREAS, pursuant to Government Code sections 66016.5, 66018, and 6062a, a notice of a public hearing on the proposed fee update was published on November 4, 2023 and November 23, 2023 in the Marin Independent Journal, a newspaper of general circulation; and WHEREAS, pursuant to Government Code sections 66016.5, notice of the time and place of the meeting, including a general explanation of the matters to be considered and a statement that required data is available was provided at least 30 days prior to the meeting to those members of the public who filed a written request with the City; and WHEREAS, at least 14 days prior to the public hearing referenced above, the City made available for public inspection information required under the Mitigation Fee Act; and WHEREAS, pursuant to Government Code section 66017, fees imposed on a development project that apply to the filing, accepting, reviewing, approving, or issuing of an application, permit, or entitlement to use shall not take effect until at least 60 days have passed since the final action on the adoption or increase of the fee.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN RAFAEL DOES ORDAIN AS FOLLOWS:

SECTION 1. FINDINGS.

The City Council of the City of San Rafael does hereby find that the above referenced recitals are true and correct and material to the adoption of this Ordinance.

SECTION 2. Subsection 14.16.030(D) – General Requirements-Nonresidential Development Projects and Subsection 14.16.030(E) – Housing In-Lieu Fee Fund of Section 14.16.030- Affordable Housing Requirement of the San Rafael Municipal Code are hereby amended to read as follows. Additions are shown in underline, and deletions are shown in strikethrough.

Section 14.16.030 – Affordable Housing Requirement
D. General Requirements—Nonresidential Development Projects.

1. Application. An affordable housing requirement is hereby imposed on all developers of nonresidential development projects, including all construction of additional square footage to existing nonresidential developments and conversion of residential square footage to nonresidential use, subject to the following exceptions:
a. Any project involving new construction under five two thousand five hundred (2,500 5,000) square feet;
b. Residential components of a mixed-use project, which shall be subject to the requirements of subsection B of this section;
c. A mixed-use project where the number of affordable units equals or exceeds the housing required by subsection (I)(2) of this section for the gross square footage of nonresidential uses;
d. Projects where a building permit application has been accepted as complete by the city prior to January 5, 2005; however, any extension or modification of such approval or permit after such date shall not be exempt; 4865-9803-8927 v1 4
e. Projects that are the subject of development agreements in effect prior to January 5, 2005 where such agreements specifically preclude the city from requiring compliance with this type of affordable housing program; f. Any nonresidential building that is damaged or destroyed by fire or other natural catastrophe if the rebuilt square footage of the nonresidential portion of the building does not increase upon reconstruction;
g. Project for which no nexus can be established between the proposed nonresidential development and an increase in the demand for affordable housing.

2. Number of Affordable Units or Linkage Fee Required.

Proposed nonresidential development projects shall pay a commercial linkage fee, prior to building permit issuance, on a per square footage basis at the rates adopted by the City Council by ordinance or resolution. provide twenty percent (20%) of the total number of residential units needed to provide housing for project employees in very low-, low- and moderate-income households, as set forth in Table 14.16.030-3 of this section Alternative to the linkage fee, a proposed nonresidential development project may provide an equivalent number of units for low-income households, based on the following calculation: Total fee obligation / Affordable housing in-lieu fee established by ordinance or resolution of the City Council = Number of low-income units required. Any decimal fraction greater than 0.50 shall be interpreted as requiring one additional dwelling unit.

For uses not listed in Table 14.16.030-3 of this section, the community development director shall determine the number of affordable units required based on comparable employment densities to uses listed. In making such a determination, the decision of the community development director shall be based on data concerning anticipated employee density for the proposed project submitted by the applicant, employment surveys or other research on similar uses submitted by the applicant or independent research, and/or such other data the director determines relevant.

Table 14.16.030-3
Number of New Very low, Low and Moderate
Income Units Required for
New Nonresidential Development
Development Type Number of New Very Low-, Low- and
Moderate-Income Units (per 1,000 square
feet of gross floor area 1)
Office 2 or Research and Development uses 0.03
Retail, Restaurant or Personal Service uses 0.0225
Manufacturing or Light Industrial uses 0.01625
Warehouse uses 0.00875
Hotel or motel uses 3 0.0075
;note; 1 ;hg;Floor area excludes all areas permanently used for vehicle parking. ;note;2 Includes professional, business and medical offices. ;note;3 Accessory uses to a hotel or motel, such as restaurant, retail and meeting facilities shall be subject to requirements for a retail use.
4865-9803-8927 v1 5

3. Provision of Units or In-lieuCommercial Linkage Fee. Required affordable housing units shall be provided on the same site as the proposed nonresidential development, at an off-site location within the city, through dedication of suitable real property for the required housing to the city, or through payment of an in-lieu commercial linkage fee, at the discretion of the planning commission or the city council. The planning commission or city council may accept off-site units or an in-lieu fee if it is determined that inclusion of the required housing units within the proposed nonresidential development is not reasonable or appropriate, taking into consideration factors including, but not limited to, overall project character, density, location, size, accessibility to public transportation, and proximity to retail and service establishments; or where the nature of the surrounding land uses is incompatible with residential uses in terms of noise or other nuisances, health or safety hazards or concerns. Where the application of the affordable housing requirement in Section 14.16.030.B results in less than one (1) unit or one (1) or more affordable housing unit and a fractional unit, the applicant may choose to pay an in-lieu fee for the fractional unit without the required findings noted above. Affordable housing units provided as part of the proposed nonresidential development or at an off-site location shall meet the requirements of Section 14.16.030.B and I and shall be completed prior to or concurrent with the completion of construction of the proposed nonresidential development, as the conditions of project approval shall specify.

4. Calculation and Payment of Commercial LinkageIn-lieu Fee. The amounts and calculation of the housing in-lieu fee shall be based on the following:

In-lieu fees shall be calculated as a percentage of the projected construction costs of the units. Construction costs of the units shall mean the estimated cost per square foot of construction, site development and land costs and permits and fees, as established by standard construction cost indices and/or surveys of local development projects such fees shall be established by resolution of the city council, as amended from time to time.

Unless otherwise preempted by law, or otherwise approved by the planning commission, or city council, or community development director, the in-lieucommercial linkage fee shall be paid prior to the issuance of a building permit for the proposed project.

E. Housing In-Lieu Fee Fund. The residential housing in-lieu fees and the commercial linkage fees shall be placed in a segregated citywide housing in-lieu fee account. The funds in the housing in-lieu fee account, along with any interest earnings accumulated thereon, shall be used solely to increase and expand the supply of housing affordable to very low-, low- and moderate-income households, including, but not limited to, the following:

1. Design and construction of housing affordable to households of very low, low- and moderate-income households, including costs associated with planning, administration and design;

2. Acquisition of property and property rights, including acquisition of existing housing units and the provision of long-term affordability covenants on those units;

3. Other actions that would increase the supply of housing affordable to very low, lowand moderate-income households;

4. Costs of program development and ongoing administration of the housing fund program;

5. Expenditures from the housing in-lieu fee fund shall be authorized solely by the city council and controlled and paid in accordance with general city budgetary policies.

SECTION 3: ENVIRONMENTAL REVIEW
The City Council finds that this Ordinance is not subject to the California Environmental Quality Act 4865-9803-8927 v1 6
(“CEQA”). This action is not a project within the meaning of the CEQA Guidelines Section 15378 as it has no potential for physical effects on the environment because it involves an adoption of certain fees and/or charges imposed by the City and does not commit the City to any specific project, and said fees and/or charges will be used to fund future projects and/or activities, each of which future projects and/or activities will be fully evaluated in compliance with CEQA when sufficient physical details regarding said projects and/or activities are available to permit meaningful CEQA review (see CEQA Guidelines, Section 15004(b)(1)). Pursuant to CEQA Guidelines section 15378(b)(4), the creation of government funding mechanisms which do not involve any commitment to any specific project which may cause significant effect on the environment, is not defined as a “project” under CEQA. Therefore, approval of the fees and/or charges is not a “project” for purposes of CEQA, pursuant to CEQA Guidelines, Section 15378(b)(4); and, even if considered a “project” under CEQA, is exempt from CEQA review pursuant to CEQA Guidelines Sections 15061(b)(3) and 15273 because it can be seen with certainty that there is no possibility that approval of the fees and/or charges may have a significant effect on the environment.

SECTION 4. The City Council finds and determines that the Commercial Linkage Fee Study, attached hereto as Exhibit A, complies with California Government Code section 66000 et seq., and is consistent with the General Plan, and hereby approves and adopts the Commercial Linkage Fe Study.

SECTION 5. The City Council hereby approves and adopts the Commercial Linkage Fee Project List attached hereto as Exhibit B.

SECTION 6. The City Council hereby sets rates for the Commercial Linkage Fee as shown in Exhibit C, attached hereto and incorporated by this reference. Once effective, the Commercial Linkage Fees, set forth in Exhibit C, shall be incorporated into the City’s Master Fee Schedule.

SECTION 7. Pursuant to Government Code Section 65852.2(f)(3), the Commercial Linkage Fee shall not apply to accessory dwelling units of less than 750 square feet.

SECTION 8. The Commercial Linkage Fee rates, the Commercial Linkage Fee Study, and the Commercial Linkage Fee Project List may be amended from time to time by ordinance or resolution of the City Council.

SECTION 9. The Commercial Linkage Fee shall automatically increase starting on July 1, 2025, and each year thereafter, in accordance with changes in regional construction costs. The amount of the adjustment shall be based on May over May construction cost changes according to the “Construction Cost Index” for the San Francisco Bay Area, as reported monthly in the Engineering News Record.

SECTION 10: SEVERABILITY
Every section, paragraph, clause, and phrase of this Ordinance is hereby declared to be severable. If for any reason, any section, paragraph, clause, or phrase is held to be invalid or unconstitutional, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining sections, paragraphs, clauses or phrases, and the remaining portions or this ordinance shall continue in full force and effect unless amended or modified by the city.

SECTION 11: EFFECTIVE DATE AND PUBLICATION
4865-9803-8927 v1 7
This Ordinance shall be published once, in full or in summary form, before its final passage, in a newspaper of general circulation, published and circulated in the City of San Rafael and shall be in full force and effect 30 days after its adoption. If published in summary form, the summary shall also be published within fifteen (15) days after the adoption, together with the names of those Council members voting for or against same, in a newspaper of general circulation published and circulated in the City of San Rafael, County of Marin, State of California.

Within fifteen (15) days after adoption, the City Clerk shall also post in the office of the City Clerk, a certified copy of the full text of this Ordinance along with the names of those Councilmembers voting for and against the Ordinance.

THE FOREGOING ORDINANCE was first read and introduced at a Regular Meeting of the City Council of the City of San Rafael, held on the 4th day of December 2023, and will come up for adoption as an Ordinance of the City of San Rafael at a Regular Meeting of the Council to be held on the 18th day of December 2023.

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

KATE COLIN, Mayor
Attest:

LINDSAY LARA, City Clerk
Marin Commercial Linkage Fee Study 1

MEMORANDUM
To: Alicia Giudice, City of San Rafael
From: Strategic Economics and Vernazza Wolfe Associates Date: November 16, 2023
Project: Marin Inclusionary Study
Subject: Commercial Linkage Fee Study
I. INTRODUCTION AND METHODOLOGY
Purpose and Background
The County of Marin, along with six of the jurisdictions within the County, are collaborating on a regional effort to implement or update existing affordable housing policy tools, namely inclusionary zoning and commercial linkage fees. Some of the jurisdictions currently have inclusionary zoning and/or commercial linkage fee programs they intend to review and update as necessary, while others are establishing new programs. Together, the seven jurisdictions have retained Strategic Economics and Vernazza Wolfe Associates (the Consultant Team) to study and offer recommendations for both these policies.

This memo fulfills Task 4 of the study, which includes an analysis of commercial linkage fees in the seven participating jurisdictions. Currently, three of the seven jurisdictions charge commercial linkage fees, while the remaining four may enact fees based on the results of this study. A commercial linkage fee is a type of impact fee that charges new commercial development for its role in creating new demand for affordable housing. It is based on the finding of a “rational nexus” between the new employment created by commercial development, and the accompanying need for affordable housing for new worker households. There are two main parts to the analysis:

1. The nexus analysis establishes the linkage between new jobs and the needed affordable housing.

2. The affordability gap analysis quantifies the shortfall between what employee households can afford and what new housing costs to build. The affordability gap analysis was performed as part of the In-lieu Fee Study (Task 3) and is summarized in Section IV of this report.

The results of the nexus findings and the affordability gap analysis establish the maximum fees that can be charged on new development projects.

The quantitative nexus and affordability gap analyses for this study were performed in late 2020 and early 2021 and rely on development cost information collected during that period, as well as occupational wage data from the California Employment Development Department collected in December 2019, the most recent available at the time. Although wages and prices across the local economy have changed considerably since the data were collected, Strategic Economics believes the analysis provided here remains valid because both construction costs and wages have risen by similar Marin Commercial Linkage Fee Study 2
percentages over that same period. According to California EDD, average wages have grown 24.3 percent between 2019 and 2022. Meanwhile, the California Construction Cost Index (CCCI), published by the California Department of General Services Real Estate Service Division, increased 23.9 percent since the information was collected (as measured from December 2020 to December 2022). While in principle, the use of more recent data could slightly alter the affordability gap estimates, and thus the maximum justified commercial linkage fee, the proposed fees for adoption are, in all cases, sufficiently below the maximum fee as calculated in this study that they would still be justified.

The Nexus Concept
Many commercial developments are associated with jobs that pay wages that are insufficient to afford local housing costs. A nexus study determines the justifiable commercial linkage fee that might be charged on development based on the need for affordable housing that new development projects create. To establish this relationship, a nexus analysis quantifies any increase in demand for affordable housing that accompanies new commercial development, and the additional funding required to address the uptick in demand. The increase in demand is a result of the net gain in employment directly attributable to the new commercial space that is built.

The magnitude of the nexus, and hence the maximum justifiable fee, depends on the number and types of jobs created and the prevailing cost of providing housing for the new worker households. The ability of the new workers to pay for housing costs is linked to their occupations (and hence salaries).

Some of the new workers will have household incomes below the market prices for new homes and would qualify for income-restricted affordable housing. This study quantifies the demand for housing created at several household income levels and estimates the “affordability gap” between what worker households can afford to pay (to rent or to buy) and the actual costs of building new housing.

Methodology and Report Organization
To perform the nexus analysis, the Consultant Team used an established methodology described below to calculate the relationship between new commercial development and household incomes of employees, which then determines the employees' need for affordable housing. These steps provide the rationale for calculating the maximum justified commercial linkage fee that could be levied on commercial development. An overview of the methodology and contents of the report is provided below. There are ten steps to calculate the maximum nexus fees, which are covered in Section II, Section III, and Section IV of this report. However, most jurisdictions do not implement the maximum fee levels. There are multiple policy considerations that are taken into account, including market factors, the commercial linkage fees enacted in other similar communities, and the potential impact on development. These policy issues are discussed in Section V followed by recommendations for setting or updating the fee levels. Finally, Section VI outlines the fee proposal to be taken up by the jurisdictions based upon this study and follow-up collaboration with planning staff in the jurisdictions.

To satisfy the requirements of recently passed state legislation (AB 602), this section provides further justification for the specific fee proposal under consideration.

STEPS 1-6: COMMERCIAL LINKAGE FEE NEXUS ANALYSIS (SEE SECTION II) Step 1. Define commercial “land use prototypes” that represent broad categories of new commercial development in Marin County.

Marin Commercial Linkage Fee Study 3
The purpose of defining prototypes is to estimate future employment linked to various categories of commercial space. The land use prototypes are used to estimate the amount of employment generated from commercial development in the county. Three land use prototypes were selected for the nexus analysis, based on common categories of commercial development in Marin County: 1) Office, R&D, and medical office uses; 2) Retail, restaurants, and services; and 3) Hotel.

Each land use prototype is assumed to be 100,000 square feet in floor area. This number was chosen not because it is necessarily typical of new commercial development, but rather as a round number to simplify the calculations in the steps below. (In Section IV, more typical prototypes are designated to evaluate feasibility.)
Step 2. Estimate the number of workers that will work in the new commercial space.

The Consultant Team estimated the employment density for each prototype based on national survey data on employment density for commercial land uses and other sources. The employment density is expressed as the number of square feet of building area per worker.1 For example, a building prototype of 100,000 sf and employing 100 workers would have an employment density of 100,000 / 100 = 1,000 square feet per worker.

Step 3. Estimate the number of new households represented by these new workers.

Since there are multiple wage earners in a household, the number of new workers must be translated into a number of households. This adjustment is based on the average number of wage-earners per worker household for Marin County (1.60), estimated from the U.S. Census Bureau American Community Survey 5-Year Estimates, 2015-2019.

Step 4. Estimate wages of new workers.

The first step in calculating employee wages is to identify industries that are typically associated with each prototype. Using industry data from the U.S. Bureau of Labor Statistics, Quarterly Census of Employment and Wages (QCEW), industries were identified that are associated with each land use category. The next step is to identify all the occupations that are associated with each industry based on data provided by the U.S. Bureau of Labor Statistics (BLS). The national BLS occupational matrix is then calibrated to match the county’s employment mix by weighting the national employment distribution to reflect the distribution of employment by industry within Marin County. Finally, the average wage by worker is calculated using data on average annual wages by occupation in the San Francisco-Oakland-Berkeley Metropolitan Statistical Area from the Bureau of Labor Statistics.

Step 5. Estimate household income of worker households.

Worker wage estimates from the previous step are then converted to household incomes. This step assumes that the income of the second wage-earner is similar to the wage of the first wage-earner.

According to the U.S. Census Bureau American Community Survey 5-Year Estimates, 2015-2019, there are 1.60 wage-earners per worker household in Marin County. Individual worker wages are therefore multiplied by 1.60 to represent household incomes.

Step 6. Calculate the number of households that would be eligible for affordable housing divided into relevant income categories.
1 The analysis takes into account the effects of physical distancing and remote work on employment density by estimating slightly higher assumptions of square feet per employee in office/R&D buildings than were typical before the COVID-19 pandemic.

Marin Commercial Linkage Fee Study 4
The average household size in Marin is 2.4 persons, based on the US Census, American Community Survey 5-Year Estimates, 2015-2019. Because household income tables are organized by whole numbers, the average household size was rounded down to 2 persons. Thus, the income groups are defined for a household size of two persons and based on standard household income categories used in California. The income categories analyzed include very low-, low-, and moderate-income households.2
STEPS 7-9: CALCULATION OF THE HOUSING AFFORDABILITY GAP (SEE SECTION III) The affordability gap represents the difference between what households can afford to pay for housing and the development cost of new housing. As part of the In-lieu Fee Study Calculation memo already submitted to participating jurisdictions, the Consultant Team analyzed the affordability gap of new rental and for-sale housing units. The In-lieu Fee Study identified the affordability gap for one rental prototype (rental stacked flats) and two for-sale housing prototypes (condo townhomes and singlefamily subdivision units) for very low-, low-, and moderate-income households. The affordability gap findings of this previous analysis were applicable here because the household incomes of new worker households identified in Step 5 align with the household income categories that were considered in that analysis. The steps below describe how the affordability gap analysis from the In-lieu Fee Study was adapted for this analysis.

Step 7. Estimate affordable rents and housing prices for households in the targeted income groups.

As part of the In-lieu Fee Study, the affordable rent levels and for-sale housing prices were estimated for each of the worker household income categories described above. Households with incomes in the very low-income range are assumed to occupy rental housing. Households in the low- and moderateincome ranges are assumed to require a combination of rental and for-sale housing. The respective rents and sales prices that are affordable to these households were based on the income limits used by the Marin Housing Authority and the California Department of Housing and Community Development.

Step 8. Estimate the development cost of new housing.

As part of the In-lieu Fee Study, the Consultant Team estimated the typical development costs of new units in rental apartment, townhome condo, and single-family subdivision developments.

Step 9. Calculate the affordability gap.

The affordability gap is calculated for each of the three income categories. Very low-income households are assumed to be renters, so the affordability gap is the difference between the cost of developing new rental housing and what those households can afford to pay, based on the gap for the rental prototype analyzed in the In-lieu Fee Study. Since low-income and moderate-income households are expected to include a mix of renters and homeowners, the overall gap per household for these income categories is calculated as the average of the three affordability gaps for all three housing types that were considered in the In-lieu Fee Study.
2 The occupation and wage analysis found no extremely low-income households. These households are defined as earning less than 30 percent of area median income and do not typically earn wages from permanent employment.

Marin Commercial Linkage Fee Study 5
To estimate the total affordability gap for each commercial land use prototype, the total number of very low-, low-, and moderate-income new worker households for each prototype is multiplied by the corresponding affordable housing gap figure.

STEP 10: CALCULATION OF MAXIMUM LINKAGE FEES (SEE SECTION IV) Step 10. Calculate maximum justifiable commercial linkage fees for each prototype.

For each category of land use, the maximum fee per square foot is the total affordability gap calculated in Step 9 divided by the floor area of the land use prototype (100,000 square feet for each).

MARKET FACTORS, FEASIBILITY, AND OTHER POLICY CONSIDERATIONS (SECTION V) This section of this report contains a discussion and analysis of policy considerations jurisdictions should review before enacting a commercial linkage fee. Typically, a commercial linkage fee is set at a level significantly below the maximum justifiable fee determined in the nexus study. Thus, considerations for setting appropriate fee levels include the impact of fees on the total development costs of typical commercial projects. Jurisdictions will also want to be cognizant of similar linkage fees charged in nearby or comparable cities as well as the amount the commercial linkage fee will raise their existing municipal fees. To facilitate an analysis of these considerations, the Consultant Team created a set of illustrative “fee scenarios” to highlight the fees’ impact on development costs and the existing set of municipal fees for each jurisdiction. These fee scenarios were tested on three development prototypes representative of the three commercial land uses that were evaluated in the nexus study. These “feasibility prototypes” were created based on recent and proposed commercial development projects in Marin County, and in consultation with local developers. Following this analysis is a section with recommendations for setting the fees, as well as a brief analysis of the potential revenues that could be generated by implementing the fee recommendations.

UNIFIED FEE PROPOSAL AND FULFILLING STATE REQUIREMENTS FOR ADOPTION (SECTION VI) The final section of the report considers the commercial linkage fee program to be formally proposed by the seven jurisdictions based on the recommendations in Section V. To establish more consistency and uniformity across jurisdictions, each of the jurisdictions plans to propose the same schedule of fees in their respective communities. The section first includes an overview of the fees in comparison to the linkage fees currently in place in some of the jurisdictions. Based on the unified fee proposal, Strategic Economics estimated the potential affordable housing revenues that could be raised over a five year period. Strategic Economics also performed further analysis on the unified fee proposal to fulfill the requirements of recently passed state legislation (AB 602) relating to impact fees imposed on new development. As required by AB 602, Strategic Economics summarized the revenues collected from each of the three existing fee programs and provided a justification for the new level of service advanced by the new fee program. Finally, the section concludes with a discussion of the purpose of these fees and the role of new commercial development to contribute to funding affordable housing in Marin County.

Marin Commercial Linkage Fee Study 6
II. COMMERCIAL LINKAGE FEE NEXUS ANALYSIS
This section describes each step of the nexus analysis in detail, including Steps 1 through 6 outlined in the previous section.

Step 1: Commercial Prototypes
This study examined the jobs-housing linkage for three commercial land use prototypes, which are described below. These prototypes were selected because they are the most common categories of commercial development in Marin County, based on a review of recently built, planned, and proposed projects.3

1. Office/ R&D/ Medical Office: Includes professional and business services offices, medical/dental office, and research and development.

2. Retail/Restaurants/Services: Includes retail stores, eating and drinking places (cafes, restaurants, bars, etc.), and personal and financial services such as salons, drycleaners, retail banks.

3. Hotel: Includes full-service hotels, limited-service hotels, motels, and other lodging.

The nexus analysis is calculated based on a 100,000 square foot building, but the actual development projects that are likely to occur in Marin will be smaller. 4 Since the fee is calculated on a per-squarefoot basis, the fee would be proportional to the size of the development project.

Step 2: Number of Workers
For each building prototype, an average employment density was applied based on a combination of national survey data for existing commercial buildings and a review of other recently completed linkage fee nexus studies. Figure 1 summarizes the available research on employment density by building type that formed the basis for establishing average employment density assumptions for the nexus model.

Figure 2 shows the assumptions on worker density for each commercial land use prototype, measured by the average number of square feet per worker. A lower number of square feet per worker implies a higher worker density, which leads to a higher estimate of worker households. For each prototype, the Consultant Team selected an employee density number in the middle of the range; this is a more conservative approach to avoid overestimating the maximum linkage fee amount. The density factors represent the average density for the prototypes; individual projects and buildings may have a greater or lower worker density than the average.

The employee density factor is multiplied by the prototype’s floor area (100,000 square feet) to calculate the total number of workers in each commercial prototype. The density assumption is used to generate the total number of direct workers occupying the commercial space in each prototype. 3 Some commercial developments will lie outside the three major categories of land use analyzed in this study. Examples of such land uses include industrial projects, assisted living facilities, and child care centers. Jurisdictions may still charge a commercial linkage fee on these land uses provided the applicant for development supplies estimates of jobs and wages that accompany the new development. 4 Section V contains financial feasibility testing on a more detailed set of prototypes that would be typical of new development in Marin County. These feasibility prototypes vary in size and contain additional details such as parking, number of floors, and land area.

Marin Commercial Linkage Fee Study 7
• Office/Medical Office/R&D. The average density assumption for office is 375 square feet per worker. This is a blended average that represents a combination of business office spaces (estimated to be approximately 300 square feet per worker in the Bay Area), nonprofit offices, medical office, (typically estimated at approximately 500 square feet per worker) and R&D, (approximately 350 square feet per worker).5 Note that there are limited sources on R&D employee density, so the R&D density assumption is based on qualitative research from previous work in the Bay Area conducted by the Consultant Team. • Retail/Restaurants/Services. Worker density varies widely for this category depending on the specific use (food service, grocery stores, dry goods retail, and services all have different average densities). Worker densities are typically higher for independent retailers and tenants in smaller-scale neighborhood centers and urban locations than in large-scale big box retail (around 600 square feet per worker). For this reason, Strategic Economics used a slightly higher density number of 450 square feet per worker.
• Hotel. The average employment density assumption for visitor accommodations is 0.70 workers per room (or approximately 880 square feet per worker).6 This density is consistent with the Vallen and Vallen estimate for select service mid-scale hotels, which are in between full-service “luxury” properties and economy properties. Select service hotels are typical of new development in Marin.
5 In the last decade, there has been a trend towards an increasing density of workers (225-250 square feet per worker) occupying open format office spaces. Since the onset of the COVID-19 pandemic, there is anecdotal evidence suggesting that the trend may be reversing as firms implement measures to create more physical distancing and allow employees to work from home. For this reason, the Consultant Team used a density number for business office that represents a return to conventional office spaces rather than open layouts. 6 The assumption of 880 square feet per worker for visitor accommodations assumes an average 0.70 workers per hotel room and an average room size of 615 square feet of gross building area per room.

Marin Commercial Linkage Fee Study 8
FIGURE 1. EMPLOYMENT DENSITY DATA AND SOURCES
Employee Density Figure Source
Visitor Accommodations

1.5 workers per full-service (luxury) hotel room Vallen and Vallen, "Chapter 1: The Traditional Hotel Industry," Check-In, Check-Out, 2012

0.5 to 1.0 workers per room for "in-between" hotels Vallen and Vallen, "Chapter 1: The Traditional Hotel Industry," Check-In, Check-Out, 2012 As few as 0.25 workers per room for "budget" hotels Vallen and Vallen, "Chapter 1: The Traditional Hotel Industry," Check-In, Check-Out, 2012 Retail
605 square feet per worker A.C. Nelson, "Reshaping Metropolitan America" (based on calculations from EIA survey) 368 square feet per worker "San Francisco Jobs Housing Nexus Analysis", Keyser Marston Associates, 2019 400 square feet per worker Study Session: City of Emeryville Impact Fees, Helen Bean, Director, Economic Development and Housing Department, 2014.

Office
306 square feet per worker Building Owners and Managers Association Survey, 2012 434 square feet per worker Energy Information Administration, 2003 Commercial Buildings Energy Consumption Survey, Rev. 2006 300 square feet per worker A.C. Nelson, "Reshaping Metropolitan America," 2013 250-350 square feet per worker San Mateo County Housing Needs Study, Economic & Planning Systems, 2006 300 square feet per worker Jobs Housing Impact Fee Draft Nexus Study: City of Napa, CA, Vernazza Wolfe Associates Inc., 2011 312.5 square feet per worker Housing Impact Fee Nexus Study: Mountain View, CA, KMA, 2012 Medical Office
484 square feet per worker for outpatient care Energy Information Administration, 2003 Commercial Buildings Energy Consumption Survey: Building Characteristics Tables, Revised June 2006;
513 square feet per worker for inpatient care Energy Information Administration, 2003 Commercial Buildings Energy Consumption Survey: Building Characteristics Tables, Revised June 2006;
Note: Many studies of worker density are older. Because information on worker densities is not collected by any public agency, estimates must rely on other studies, which are not routinely done.

Marin Commercial Linkage Fee Study 9
FIGURE 2. EMPLOYMENT DENSITY BY PROTOTYPE
Commercial Prototype Prototype Size Average Worker Density Number of Workers in
Prototype
Office/Medical Office/R&D 100,000 sq. ft. 375 sq. ft. per worker 267 workers Retail/Restaurant/Services 100,000 sq. ft. 450 sq. ft. per worker 222 workers Hotel 100,000 sq. ft.;
163 rooms*
880 sq. ft. per worker;

0.70 workers per room
114 workers
* Assumes the gross building area is 615 square feet per room.

Source: Strategic Economics and Vernazza Wolfe Associates, 2021.

Step 3: Number of Worker Households
Based on the total number of workers directly employed in the prototypes, the Consultant Team estimated the total number of worker households. The number of worker households is calculated by dividing the number of workers by the average number of wage-earners per household in Marin County. Based on data from the U.S. Census American Community Survey 5-Year Estimates, 2015- 2019, there is an average of 1.60 workers per household in Marin. The calculation of total new worker households is shown in Figure 3 below, ranging from 71 for hotel to 167 for office.

FIGURE 3. NUMBER OF WORKER HOUSEHOLDS BY PROTOTYPE
Commercial Prototype
Number of New
Workers
Workers per
Household
Number of New
Worker Households
Office/ Medical Office/ R&D 267 1.60 167
Retail/Restaurant/Services 222 1.60 139
Hotel 114 1.60 71
Sources: US Census, American Community Survey 3-Year Estimates, 2015-2019; Strategic Economics and Vernazza Wolfe Associates, 2021.

Step 4: Worker Wages
The first step in calculating employee wages is to establish a list of the industries associated with each prototype (as defined by the North American Industry Classification System, or “NAICS”).

Using industry data from Quarterly Census of Employment and Wages (QCEW), industries were associated with each land use prototype. Figures 4 through 6 below list the industries associated with each prototype.

Marin Commercial Linkage Fee Study 10
FIGURE 4. DEFINITION OF INDUSTRIES FOR OFFICE/MEDICAL OFFICE/R&D PROTOTYPE NAICS Code Description
Percent Total Workers in
Prototype
5617 Services to buildings and dwellings 9.2%
5511 Management of companies and enterprises 8.8%
5415 Computer systems design and related services 6.5%
6214 Outpatient care centers 6.4%
5416 Management and technical consulting services 5.8%
6211 Offices of physicians 4.9%
6212 Offices of dentists 3.9%
5112 Software publishers 3.9%
5412 Accounting and bookkeeping services 3.9%
5313 Activities related to real estate 3.0%
5239 Other financial investment activities 3.0%
5413 Architectural and engineering services 2.9%
5611 Office administrative services 2.9%
5411 Legal services 2.7%
5221 Depository credit intermediation 2.3%
5311 Lessors of real estate 2.1%
5613 Employment services 2.1%
8133 Social advocacy organizations 2.0%
5419 Other professional and technical services 1.8%
8134 Civic and social organizations 1.7%
6213 Offices of other health practitioners 1.7%
5616 Investigation and security services 1.6%
5418 Advertising, pr, and related services 1.5%
5242 Insurance agencies and brokerages 1.4%
5619 Other support services 1.2%
5312 Offices of real estate agents and brokers 1.2%
5417 Scientific research and development services 1.1%
5111 Newspaper, book, and directory publishers 1.0%
5414 Specialized design services 1.0%
5231 Securities and commodity contracts brokerage 0.9%
5222 Nondepository credit intermediation 0.9%
6117 Educational support services 0.8%
8139 Professional and similar organizations 0.8%
3345 Electronic instrument manufacturing 0.7%
8132 Grantmaking and giving services 0.7%
5223 Activities related to credit intermediation 0.7%

Marin Commercial Linkage Fee Study 11
FIGURE 4. DEFINITION OF INDUSTRIES FOR OFFICE/ MEDICAL OFFICE/ R&D PROTOTYPE, CONTINUED NAICS Code Description
Percent Total Workers in
Prototype
5615 Travel arrangement and reservation services 0.7%
6114 Business, computer and management training 0.4%
5241 Insurance carriers 0.4%
5182 Data processing, hosting and related services 0.4% 5191 Other information services 0.3%
5173
Wired and wireless telecommunications
carriers 0.3%
7114 Agents and managers for public figures 0.2%
7113 Promoters of performing arts and sports 0.1%
5122 Sound recording industries 0.1%
3391
Medical equipment and supplies
manufacturing 0.1%
3344 Semiconductor and electronic component mfg. 0.02%
Total 100%
Source: United States Bureau of Labor Statistics, Quarterly Census of Employment and Wages (QCEW), 2019; Strategic Economics and Vernazza Wolfe Associates, 2021.

Marin Commercial Linkage Fee Study 12
FIGURE 5. DEFINITION OF INDUSTRIES FOR RETAIL/RESTAURANTS/SERVICES PROTOTYPE NAICS Code Description
Percent Total Workers in
Prototype
7225 Restaurants and other eating places 38.6%
4451 Grocery stores 13.3%
4411 Automobile dealers 4.5%
4533 Used merchandise stores 3.7%
4441 Building material and supplies dealers 3.2%
8121 Personal care services 3.2%
4481 Clothing stores 3.1%
4422 Home furnishings stores 2.9%
4522 Department stores 2.9%
4461 Health and personal care stores 2.9%
4523
General merchandise stores, including warehouse
clubs and supercenters 2.6%
4511 Sporting goods and musical instrument stores 2.3%
5121 Motion picture and video industries 1.6%
7223 Special food services 1.6%
8129 Other personal services 1.6%
4431 Electronics and appliance stores 1.5%
4471 Gasoline stations 1.3%
4539 Other miscellaneous store retailers 1.2%
8123 Drycleaning and laundry services 1.1%
4541 Electronic shopping and mail-order houses 0.8%
4413 Auto parts, accessories, and tire stores 0.8%
4452 Specialty food stores 0.7%
4532 Office supplies, stationery, and gift stores 0.6%
4512 Book stores and news dealers 0.5%
4421 Furniture stores 0.5%
7224 Drinking places, alcoholic beverages 0.5%
5321 Automotive equipment rental and leasing 0.5%
4442 Lawn and garden equipment and supplies stores 0.3% 4453 Beer, wine, and liquor stores 0.3%
4482 Shoe stores 0.3%
5322 Consumer goods rental 0.3%
4483 Jewelry, luggage, and leather goods stores 0.2%
4412 Other motor vehicle dealers 0.2%
8122 Death care services 0.2%
4531 Florists 0.1%
4542 Vending machine operators 0.02%
4543 Direct selling establishments 0.02%
Total 100%
Source: United States Bureau of Labor Statistics, Quarterly Census of Employment and Wages (QCEW), 2019; Strategic Economics and Vernazza Wolfe Associates, 2021.

Marin Commercial Linkage Fee Study 13
FIGURE 6. DEFINITION OF INDUSTRIES FOR HOTEL PROTOTYPE
NAICS Code Description Percent Total Workers in Prototype 7211 Traveler accommodation 100%
* Note: Unlike other prototypes, the visitor accommodations prototype only includes one NAICS industry category.

Source: United States Bureau of Labor Statistics, Quarterly Census of Employment and Wages (QCEW), 2019; Strategic Economics, 2020.

The next step is to identify all the occupations that are associated with each industry based on data provided by the U.S. Bureau of Labor Statistics (BLS). The best available data is at the national level; state level industry-occupation data exist but do not include all relevant industries. The national BLS occupational matrix is calibrated to match the county’s employment mix by weighting the national employment distribution to reflect the distribution of employment by industry within Marin County. Finally, the average wage by worker is calculated using data on average annual wages by occupation in the San Francisco-Oakland-Berkeley Metropolitan Statistical Area (the smallest geographic level at which wage data are available) from the Bureau of Labor Statistics.

Figure 7 below summarizes the results of these calculations, computing the average weighted wages7 for each prototype. As shown, office/medical office/R&D employees have the highest average wage of the three prototypes, reflecting a greater mix of higher salary occupations in that use. The lowest average annual wages are in the retail/restaurants/services category. Due to the level of detail associated with the data on occupational wages, the full occupation mix in each land use prototype are shown in Figures 35 through 37 at the end of this report.

FIGURE 7. AVERAGE ANNUAL WAGE BY PROTOTYPE
Commercial Prototype Weighted Average Annual Wage (a)
Office/Medical Office/R&D $85,441
Retail/Restaurant/Services $37,493
Hotel $46,473
(a) Average wages are weighted to account for the proportion of jobs in each occupational wage category.

Source: United States Bureau of Labor Statistics, Quarterly Census of Employment and Wages (QCEW), 2019; United States Bureau of Labor Statistics, Occupational Employment and Wage Estimates, 2019; Strategic Economics and Vernazza Wolfe Associates, 2021. 7 The weighted average wage accounts for the proportion of jobs in each occupational category.

Marin Commercial Linkage Fee Study 14
Step 5: Household Incomes
Based on the employee wage calculations discussed above, household incomes are estimated for each land use prototype. As a standard assumption for nexus studies, the average worker wage is multiplied by the number of wage-earners per household to calculate the annual household income. According to the U.S. Census Bureau American Community Survey 5-Year Estimates, 2015-2019, the average number of wage-earners per household in Marin County is 1.6. The average annual wage per employee within each occupation was multiplied by 1.6 to determine annual average household income.

Step 6: Household Income Categories
Employee households are then categorized as extremely low-, very low-, low-, moderate-, or above moderate-income based on standard income definitions based on percentage of Area Median Income (AMI).

According to the U.S. Census Bureau American Community Survey 5-Year Estimates, 2015-2019, the average household size in Marin County is 2.4. To reference the available income tables, this has been rounded to 2, the nearest whole number. The income categories for very low-, low-, and moderate-income households, are therefore based on the household size of two persons, using the income thresholds shown in Figure 8.8 Note that this analysis uses 2020 income thresholds to match up with the affordability gap calculations which were also based on 2020 income figures.

FIGURE 8. AMI LEVELS FOR 2-PERSON HOUSEHOLDS IN MARIN COUNTY, 2020 Income Category Maximum Income
Area Median Income (100% AMI) $114,500
Extremely Low-income (<30% AMI) $34,350
Very Low-income (31-50% AMI) $57,250
Low-income (51-80% AMI) $91,600
Moderate-income (81-120% AMI) $137,400
Source: Marin Housing Authority, 2020. Strategic Economics and Vernazza Wolfe Associates, 2021.

Using the income categories described above, the new worker households were sorted into income groups. As shown in Figure 9 below, the distribution of workers within each income group varies markedly between the prototypes. The majority of employment in retail/restaurants/services is in the very low-income group, while the majority of hotel workers are in the low-income group.

Employment in office/medical office/R&D tends to be distributed more in the higher income groups. According to the results of this analysis, the primary affordable housing need associated with these prototypes is at the very low-income, low-income, and moderate-income levels. While the results of this analysis did not demonstrate demand from extremely low-income worker 8 Rounding to two persons per household is a conservative estimate. Using a larger household size assumption would result in a higher maximum commercial linkage fee calculation.

Marin Commercial Linkage Fee Study 15
households associated with new commercial development, it is understood that there are worker households in Marin County that require extremely low-income housing.

Marin Commercial Linkage Fee Study 16
FIGURE 9. NUMBER OF WORKER HOUSEHOLDS BY INCOME CATEGORY Land Use Number of Worker
Households
Percent of Workers
In Prototype
Office/Medical Office/R&D
Extremely Low (<=30% AMI) (a) 0 0%
Very Low-income (31-50% AMI) 4 2%
Low-income (51-80% AMI) 67 40%
Moderate-income (81-120% AMI) 26 16%
Above 120% AMI (b) 69 42%
Total Households Requiring Affordable Housing 97 100%
Total Households 166

Retail/Restaurants/ Services
Extremely Low (<=30% AMI) (a) 0 0%
Very Low-income (31-50% AMI) 74 53%
Low-income (51-80% AMI) 59 42%
Moderate-income (81-120% AMI) 4 3%
Above 120% AMI (b) 2 1%
Total Households Requiring Affordable Housing 137 100%
Total 139

Hotel
Extremely Low (<=30% AMI) (a) 0 0%
Very Low-income (31-50% AMI) 14 19%
Low-income (51-80% AMI) 49 69%
Moderate-income (81-120% AMI) 4 6%
Above 120% AMI (b) 4 6%
Total Households Requiring Affordable Housing 67 100%
Total 71
Notes:
(a) The methodology used to estimate worker household incomes relies on identifying the weighted averages of a large number of occupations present in each land use prototype. According to the results of this analysis, the primary affordable housing need associated with these prototypes is at the very low-income, low-income, and moderate-income levels. While this methodology does not estimate demand from extremely low-income worker households associated with new commercial development, it is understood that there are worker households in Marin County that require extremely low-income housing. (b) Worker households earning above 120% AMI are expected to be able to afford market-rate rental or ownership housing, and therefore they are not incorporated in the affordability gap calculation.

Source: Strategic Economics and Vernazza Wolfe Associates, 2021.

Marin Commercial Linkage Fee Study 17
III. HOUSING AFFORDABILITY GAP
This section summarizes the approach to calculating the housing affordability gap and the results of the analysis (steps 7, 8 and 9). The steps outlined here draw upon a previous estimation of affordability gaps in the In-lieu Fee Study. A more detailed explanation of the methodology and assumptions for the affordability gap calculation can be found in that study (“Inclusionary Program Study and In-lieu Fee Calculation”).

Methodology
The housing affordability gap is defined as the difference between what very low-, low-, and moderate-income households can afford to pay for housing and the development cost of building new housing units.9 From the nexus methodology section at the beginning of this report, calculating the housing affordability gap involves the following steps 7 through 9:

7. Estimating affordable rents and housing prices for households in the targeted income groups.

8. Estimating development costs of building new housing units, based on current cost and market data.

9. Calculating the difference between what renters and owners can afford to pay for housing and the cost of development of rental and ownership units to arrive at the “affordability gap.”
Step 7: Estimating Affordable Rents and Sales Prices
The first step in calculating the housing affordability gap is to determine the amount that households at the targeted income levels can afford to pay for housing. As introduced in Step 6, for eligibility purposes, most affordable housing programs define very low-income households as those earning 31 to 50 percent of area median income (AMI), low-income households as those earning between 51 and 80 percent of AMI, and moderate-income households as those earning between 81 and 120 percent of AMI.10
Households with incomes in the very low range are assumed to live in rental housing. Households in the low and moderate ranges are assumed to live in a mix of rental and ownership housing.

While the nexus analysis identified some new worker households that would fall above the moderate-income range (above 120 percent of AMI), the Consultant Team did not calculate an affordability gap for this group because it is expected they would find housing at market rates. 9 As shown in the previous section, there are no households created by commercial development in the extremely low-income range (zero to 30 percent of AMI).
10 Drawing on the In-lieu Fee Study, very low-income households were assumed to be at 50% AMI; Low-income households were assumed to be at 70% AMI for ownership housing and 65% AMI for rental housing. Moderate-income households were assumed to be at 110% AMI for ownership housing and 90% AMI for rental housing.

Marin Commercial Linkage Fee Study 18
Figure 10 shows the maximum monthly rents and supportable debt for rental housing, as determined by the In-lieu Fee study. Renters are assumed to pay a maximum of 30 percent of their gross monthly income on total housing costs for the housing to be considered “affordable”. The maximum rent is then identified after deducting utility costs from monthly income. It is assumed that one-to-three person households occupy these units. In order to calculate the affordability gap, the affordable rents were converted to supportable debt. The supportable debt represents the onetime value of the rental revenue stream, incorporating assumptions about operating expenses, reserves, vacancy and collection loss, and mortgage terms.

FIGURE 10. AFFORDABLE RENTS AND SUPPORTABLE DEBT BY UNIT TYPE Income Level
and Unit Type
Unit Size
(Sq. Ft.)
Maximum
Monthly Rent (a)
Annual
Income
Net Operating
Income (b)
Available for
Debt Service (c)
Supportable
Debt (d)
Very Low-income (50%)
Studio 650 $1,209 $14,507 $2,781 $2,418 $39,393
1 Bedroom 750 $1,379 $16,551 $4,723 $4,107 $66,904
2 Bedroom 900 $1,539 $18,468 $6,545 $5,691 $92,699
Weighted Average (e) $74,471
Low-income (65%)
Studio 650 $1,584 $19,013 $7,063 $6,141 $100,036
1 Bedroom 750 $1,809 $21,704 $9,618 $8,364 $136,236
2 Bedroom 900 $2,022 $24,264 $12,051 $10,479 $170,691
Weighted Average (e) $146,398
Moderate
Income (90%)
Studio 650 $2,210 $26,525 $14,198 $12,346 $153,206
1 Bedroom 750 $2,524 $30,291 $17,776 $15,458 $191,816
2 Bedroom 900 $2,827 $33,924 $21,228 $18,459 $229,058
Weighted Average (e) $202,852
Notes:
(a) Affordable rent levels based on 2020 income limits. (b) Amount available for debt. Assumes 5% vacancy and collection loss and $11,000 per unit for operating expenses and reserves, based on operating pro formas for recent affordable projects in Marin County. (c) Assumes 1.15 Debt Coverage Ratio.
(d) Assumes 4.5% permanent financing interest rate and 30-year loan. (e) Incorporates 10% studios, 50% one-bedrooms, and 40% two-bedrooms.

Source: Marin Housing Authority, 2020; Strategic Economics and Vernazza Wolfe Associates, 2021.

Figure 11 shows the maximum sales prices for homeowners, as determined by the In-lieu Fee Study. Homeowners are assumed to pay a maximum of 33 percent of gross monthly income on total housing costs. The maximum affordable price for for-sale housing is then calculated based on the total monthly mortgage payment that a homeowner could afford, using typical mortgage loan assumptions for income-restricted ownership housing, as well as other housing cost assumptions such as homeowner’s association (HOA) fees.11 It is assumed that four-to-six person households occupy these units. Due to varying HOA costs, the maximum sales price varies slightly 11 The housing cost assumptions for homeowners are based on correspondence with the Marin Housing Authority. It is assumed the homeowner pays a 5% downpayment, and their mortgage is 30-year fixed rate, with an interest rate of 3.8%. Other annual housing costs include: 1) Homeowner’s insurance costing 0.28% of the sales price; 2) Property tax rate of 1.5% the sales price; 3) Private mortgage insurance premium rate of 0.85% the amount financed; 4) Interior property insurance of $1,200; and 5) homeowner’s association fees of $0.35 per square foot for condominium units and $0.25 for single-family units.

Marin Commercial Linkage Fee Study 19
between the two ownership prototypes, condominium townhomes and single-family subdivision units.

FIGURE 11. AFFORDABLE SALES PRICES BY UNIT TYPE
Condo Townhome Single-Family Subdivision
3-BR 4-BR
Weighted
Average (a) 3-BR 4-BR
Weighted
Average (a)
Low-income
(70%) $326,986 $369,293 $341,089 $344,076 $379,167 $361,622 Moderateincome (110%) $572,582 $643,220 $596,128 $589,581 $653,042 $621,311 Notes:
(a) The weighted average for the condo townhome assumes a unit mix of 66% three-bedrooms units and 33% four-bedroom units. For the single-family subdivision, it is assumed half of the units have three bedrooms and half have four bedrooms.

Source: Strategic Economics and Vernazza Wolfe Associates, 2021.

Step 8: Estimating Housing Development Costs
The next step in calculating the housing affordability gap is to estimate the cost of developing new housing units to address the housing need. As part of the In-lieu Fee Study, the Consultant Team estimated development costs for three prototypes: a single-family subdivision, a development of condominium townhomes, and a rental apartment development. The estimated development costs of those prototypes are shown below in Figure 12.

Marin Commercial Linkage Fee Study 20
FIGURE 12. TOTAL DEVELOPMENT COSTS BY PROTOTYPE
Cost Category
Single Family
Subdivision
Condominium
Townhome
Rental
Apartments
Project Costs
Land Cost $4,900,000 $6,000,000 $7,500,000
Hard Costs
Site Prep/Demo $1,306,800 $3,049,200 $3,049,200
Residential Area $3,388,000 $8,100,000 $31,111,111
Parking n/a n/a $4,062,500
Total Hard Costs $4,694,800 $11,149,200 $38,222,811
Soft Costs
Architectural, Engineering, Consulting $281,688 $668,952 $2,293,369 Taxes, Insurance, Legal, Accounting $140,844 $334,476 $1,146,684 Other $140,844 $334,476 $1,146,684
Contingency $234,740 $557,460 $1,911,141
Developer Overhead and Fees $187,792 $445,968 $1,528,912 Total Soft Costs $985,908 $2,341,332 $8,026,790
Financing Costs $358,488 $660,364 $2,633,730
Total Development Cost $10,939,196 $20,150,896 $56,383,332

Summary Per Unit
Land Cost $350,000 $200,000 $75,000
Hard Cost $335,343 $371,640 $382,228
Soft/Financing Cost $96,028 $100,057 $106,605
Total Development Cost $781,371 $671,697 $563,833

Summary Per Net Residential Sq. Ft.

Land Cost $159 $111 $94
Hard Cost $152 $206 $478
Soft/Financing Cost $44 $56 $133
Total Development Cost $355 $373 $705

Source: Strategic Economics and Vernazza Wolfe Associates, 2021.

Step 9: Calculating the Housing Affordability Gap
The final step is to calculate the housing affordability gap, or the difference between what renters and owners can afford to pay and the total cost of developing new units. The purpose of the housing affordability gap calculation is to help determine the fee amount that would be necessary to cover the cost of developing housing for very low-, low-, and moderate-income households. The calculation does not assume the availability of any other source of housing subsidy because not all housing is built with public subsidies, and tax credits and tax-exempt bond financing are highly competitive programs that will not always be available to developers of modest housing units.

Marin Commercial Linkage Fee Study 21
Figures 13 and 14 show the housing affordability gap calculation for the rental prototype and the two ownership prototypes respectively.
• For the rental prototype, the gap is defined as the difference between the per-unit cost of development and the supportable debt per unit. The supportable debt is calculated based on the net operating income generated by an affordable monthly rent, incorporating assumptions about operating expenses (including property taxes, insurance, etc.), reserves, vacancy and collection loss, and mortgage terms. • For the ownership housing prototypes, the gap is calculated as the difference between the per-unit cost of development and the affordable sales price for each income level. To calculate the maximum affordable sales price, Strategic Economics relied on the approach used by Marin Housing Authority for local affordable housing homeownership programs.

The mortgage is assumed to be a 30-year fixed rate, with an interest rate of 3.8 percent, which is a typical rate at the time of research (December 2020). The owner is assumed to put down a five percent down payment, which is standard for conventional and CalFHA loans. Other monthly housing costs include homeowners’ association dues, property taxes, homeowners’ insurance, interior property insurance, and premiums for private mortgage insurance.

Note that for each prototype, the gaps shown for each income level are the weighted average of the specific gaps for each unit type in the prototype.

The average affordability gap for each income group was then calculated by averaging the affordability gaps for each prototype, shown in Figure 15. Since it is assumed that all households in the very low-income group are renters, the average affordability gap is simply the rental gap.

For more explanation, see the In-lieu Fee Study.

FIGURE 13. AFFORDABILITY GAP CALCULATION FOR RENTAL HOUSING BY INCOME GROUP Supportable Debt (a)
Development Costs
(b) Affordability Gap (c)
Very Low-income (50%) $74,471 $564,000 $489,529
Low-income (65%) $146,398 $564,000 $417,602
Moderate-income (90%) $202,852 $564,000 $361,148
Notes:
(a) Calculated as net operating income generated by an affordable monthly rent, incorporating assumptions about operating expenses, reserves, vacancy and collection loss, and mortgage terms. (b) Assumes development cost of $705 per net square foot on rental units. (c) Calculated as the difference between development costs and supportable debt.

Source: Strategic Economics and Vernazza Wolfe Associates, 2021.

Marin Commercial Linkage Fee Study 22
FIGURE 14. AFFORDABILITY GAP CALCULATION FOR OWNERSHIP HOUSING BY INCOME GROUP Affordable Sales Price (a)
Development
Cost (b) Affordability Gap (c)
Condo Townhome
Low-income (70%) $341,089 $671,697 $330,608
Moderate-income (110%) $596,128 $671,697 $75,568
Single-family Subdivision
Low-income (70%) $361,622 $781,371 $419,749
Moderate-income (110%) $621,311 $781,371 $160,060
Notes:
(a) Based on affordable sales prices identified in Figure 14, this is the weighted average affordable sales price, incorporating the prototypes’ overall unit mix.
(b) Assumes a development cost of $373 per square foot for the condo townhome, and $355 per square foot for the single-family subdivision.
(c) Calculated as the difference between the affordable sales price and development cost.

Source: Strategic Economics and Vernazza Wolfe Associates, 2021.

FIGURE 15: AVERAGE AFFORDABILITY GAP FOR VERY LOW-, LOW-, AND MODERATE-INCOME HOUSEHOLDS Income Level Rental Gap
Ownership
Gap
Townhome
Ownership
Gap SF
Subdivision
Average
Affordability
Gap
Very Low-income (50% AMI) $489,529 N/A N/A $489,529
Low-income (65% AMI Rental / 70% Owner) $417,602 $330,608 $419,749 $389,320 Moderate-income (90% AMI Rental / 110%
AMI Owner) $361,148 $75,568 $160,060 $198,925
Note: The affordability gap for Above Moderate-income Households (more than 120 percent of AMI) is assumed to be zero.

Source: Strategic Economics and Vernazza Wolfe Associates, 2021.

Marin Commercial Linkage Fee Study 23
This section builds on the findings of the previous analytical steps to calculate the maximum justified linkage fees for each commercial prototype.

Step 10: Maximum Fee Calculation
To derive the maximum nexus-based fee for each land use prototype, the housing affordability gap amounts (see previous section) are applied to the number of worker households in each respective income category (Figure 9). The number of very low-, low-, and moderate-income households associated with each land use prototype is used to calculate the total affordability gap (Figure 16).

The above moderate-income households are included in the number of worker households shown in Figure 16, but there is no affordability gap for this group, and it does not contribute to the total affordability gap. Finally, the total gap for each land use prototype is divided by 100,000 square feet to calculate a maximum fee per square foot.

As shown in Figure 16, the maximum fee results (rounded to the nearest dollar) are $331 per square foot for office/medical office/R&D, $601 per square foot for retail/restaurants/services, and $267 per square foot for hotel.

The calculated linkage fees are relatively high because of the high cost of housing development in Marin, leading to large affordability gaps particularly for very low- and low-income households. The maximum fee calculation is highest for retail/restaurants/services because of the relatively low worker wage levels in these industries, combined with a moderate employee density. Hotel uses also employ a large share of lower wage workers, but have a much lower employee density, resulting in the lowest maximum fee of all of the uses. Finally, office/medical/R&D uses have a lower number of lower wage workers, but have the highest employment density, resulting in a maximum fee that is lower than retail/restaurants/services but higher than hotel.

The maximum fees shown in Figure 16 are not the recommended fees for adoption. They are the preliminary nexus-justified fees that represent the maximum that Marin jurisdictions could charge to mitigate affordable housing demand related to commercial development.

FIGURE 16. MAXIMUM COMMERCIAL LINKAGE FEES
Land Use
Number of
Worker
Households*
Average Gap (per
Household)
Total
Affordability Gap
Size of
Prototype (SF)
Max Fee
per SF
Office/Medical Office/R&D 166 $199,226 $33,116,879 100,000 $331 Retail/Restaurants/
Services 139 $432,496 $60,068,911 100,000 $601
Hotel 71 $374,089 $26,673,031 100,000 $267
* The number of worker households includes above moderate-income households. However, these households are assumed to have an affordability gap of zero and, therefore, do not affect the calculations of the total affordability gap and the maximum fee.

Source: Strategic Economics and Vernazza Wolfe Associates, 2021.

IV. MAXIMUM LINKAGE FEES
Marin Commercial Linkage Fee Study 24
V. MARKET FACTORS, FEASIBILITY, AND OTHER POLICY

CONSIDERATIONS
The previous section presented the maximum commercial linkage fees for each land use based on the nexus study. These fees are the maximum justifiable fee that jurisdictions can charge to mitigate the affordable housing need. However, for most jurisdictions, other factors are considered when enacting the commercial linkage fees, and, as a result, the fees are almost always set at a level significantly below the maximum amount that is justified by the nexus study.

This section considers market factors and their impact on the feasibility of a range of commercial linkage fee scenarios, as well as other policy factors each jurisdiction will want to consider when setting commercial linkage fees. The first subsection includes a brief market overview of commercial development in Marin County. That is followed by a review of commercial linkage fees in comparable cities, which informs a set of “fee scenarios” that are intended to illustrate a range of reasonable fee levels that could be adopted. Following that is a discussion highlighting the following policy considerations:
• An evaluation of the potential impact of the fee scenarios on the financial feasibility of commercial development; and
• An estimate of the amount the fee scenarios would raise existing municipal fees.

To inform this analysis, the Consultant Team reviewed recent development trends, spoke with local professionals in the development and building trades, and reviewed commercial linkage fee levels in comparable Bay Area jurisdictions.

Finally, this section makes a set of recommendations for setting the commercial linkage fees, including ranges for the fees, possible affordable housing revenues generated, and an approach for updating the fees.

Market Overview
Marin County is considered a secondary market for most commercial development in relation to San Francisco and the more urban areas of the East Bay. Consequently, Marin County’s commands lower rents and attracts less development activity than the primary commercial real estate markets. In the last year, the COVID-19 pandemic has depressed the market for commercial development, with rising vacancy rates and decreasing revenues for office, retail, and hotel uses.

This dynamic presents many challenges for the feasibility of new development projects.

Market conditions for each of the land use categories addressed in this study are discussed separately below in more detail.

OFFICE/MEDICAL OFFICE/R&D
Office employment in Marin is concentrated in downtown San Rafael, with a few areas of lower density office employment in North San Rafael, eastern Larkspur, and Sausalito (see Figure 17).

Recent office development has included the San Rafael Corporate Center, a Class A office development in downtown San Rafael; Biomarin Pharmaceuticals, R&D lab space also in downtown San Rafael; and smaller office developments in San Anselmo and Corte Madera.

According to developers interviewed for this study, because of uncertainties about the timing of the COVID-19 economic recovery, many investors are delaying decisions about building new Marin Commercial Linkage Fee Study 25
commercial projects. It is unclear whether the Biomarin laboratories will attract additional demand for life sciences R&D space.

Historically, San Rafael has been the center of office development in Marin County. Once the demand for office returns, it is likely that new, larger-scale office and R&D developments will continue to be concentrated in downtown San Rafael. As the primary location for office uses, San Rafael is considered the strongest tier for office uses in Marin County. The other six jurisdictions have not captured significant office development in the last decade, and therefore comprise a weaker office market tier.

RETAIL/RESTAURANTS/SERVICES
Demand for brick-and-mortar retail development nationwide has slowed as an increasing share of retail sales move online. The shelter-in-place restrictions from COVID-19 have accelerated this trend, and it is unclear when significant demand for new retail space will return. Marin County has seen only a small amount of retail development in recent years, limited to single tenant stores such as the RH showroom in Corte Madera. Redevelopment plans for the Northgate Mall in San Rafael will reduce the overall retail area on the site while adding over 1,300 new housing units.

It is unlikely that the county will see significant new retail development in the coming years. When the market does recover, new retail is expected to be relatively small scale, serving a local trade area and/or any new residential development. Rather than concentrating in any one area of the county, retail is likely to be dispersed, favoring sites close to US-101, major highways with good visibility, or serving larger residential developments. For this reason, the Consultant Team recommends that the jurisdictions adopt a relatively uniform commercial linkage fee. Jurisdictions may also wish to enact lower fees for small and independently owned businesses. Many jurisdictions exempt retail spaces of under 5,000 square feet from these fees.

HOTEL
Located geographically in between San Francisco and Northern California’s wine country, Marin County is a secondary market for hotel development. Business travel is an important component of demand in San Rafael, serving the downtown employment center, while the market in the remainder of the county is mostly composed of leisure travelers. Although the county has seen no new hotels in over twenty years, currently several hotels and motels have been proposed, planned, or are under construction. These new projects include two in downtown San Rafael (the select service AC Marriot and Hampton Inn and Suites), and three additional proposals in Corte Madera and Larkspur. All of these developments were planned and proposed before the start of the COVID19 pandemic, with the AC Marriot already under construction.

The pandemic has taken a serious toll on hotel demand, causing developers that have yet to break ground to reconsider moving forward with their projects. Developers and industry leaders do not expect the market to recover for several years.

Marin Commercial Linkage Fee Study 26
FIGURE 17: OFFICE EMPLOYMENT DENSITY IN MARIN COUNTY, 2018 Source: U.S. Census Longitudinal Employer-Household Dynamics, 2018; Strategic Economics and Vernazza Wolfe Associates, 2021.

Marin Commercial Linkage Fee Study 27
Comparable Cities
Figures 18 through 20 show existing commercial linkage fees for the jurisdictions participating in this study alongside other comparable jurisdictions in Sonoma County, Napa County, San Mateo County, and San Francisco.

As shown in Figure 18, linkage fees for office/medical office/R&D land uses in Marin County range from $3.20 to $10.32 per square foot. The fee in San Rafael is at the high end of this range, reflecting its relative strength as an office center within the county. The selected jurisdictions from Sonoma County, (Petaluma, Santa Rosa, and Unincorporated Sonoma County) all charge approximately $3.00 per square foot. San Francisco, San Mateo County, and South San Francisco have stronger office markets than Marin and all charge much higher fees ranging from $15 to $65 per square foot.12
Figure 19 gives a comparison of linkage fees for retail/restaurants/services. These fees tend to be lower than what is charged for office, except in places where retail markets have been particularly strong. In Marin County the linkage fees on these uses range from $3.28 to $8.38, with Corte Madera at the top of the range. The selected jurisdictions in Sonoma County range from $3.00 to $5.25.

Figure 20 shows linkage fees for hotel uses in the comparable jurisdictions. Fees charged for hotel uses in Marin tend to be lower than for other uses, ranging from $1.20 to $4.63 per square foot.

The selected communities in Sonoma County all charge approximately $3.00 per square foot, and the fee in the City of Napa is as high as $6.00 per square foot. The fee in San Francisco is more than $23 per square foot.
12 South San Francisco is shown because it provides a reference point for life sciences industry clusters that have a high concentration of R&D space.

Marin Commercial Linkage Fee Study 28
FIGURE 18: COMMERCIAL LINKAGE FEES FOR OFFICE/MEDICAL OFFICE/R&D ADOPTED IN MARIN AND

COMPARABLE JURISDICTIONS
[a] San Rafael’s fee is defined as a percentage of the inclusionary in-lieu fee. [b] Mill Valley’s fee is defined as one percent of the valuation of the proposed project. The Consultant Team assumed the valuation of the office prototype used for feasibility testing (see next section).

Sources: Published schedules of city fees; Strategic Economics and Vernazza Wolfe Associates, 2021. $4.79
$3.20
$10.32
$7.19
$4.28
$3.04
$3.00
$2.93
$64.83
$15.00
$25.00
Corte Madera - office
Corte Madera - R&D
San Rafael [a]
Unincorporated Marin County
Mill Valley [b]
Unincorporated Sonoma County
Santa Rosa
Petaluma
San Francisco (less than 50K sf)
South San Francisco
Unincorporated San Mateo County
Marin Commercial Linkage Fee Study 29
FIGURE 19: COMMERCIAL LINKAGE FEES FOR RETAIL/RESTAURANT/SERVICES ADOPTED IN MARIN AND

COMPARABLE JURISDICTIONS
[a] San Rafael’s fee is defined as a percentage of the inclusionary in-lieu fee. [b] Mill Valley’s fee is defined as one percent of the valuation of the proposed project. The Consultant Team assumed the valuation of the retail prototype used for feasibility testing (see next section).

Sources: Published schedules of city fees; Strategic Economics and Vernazza Wolfe Associates, 2021. $8.38
$4.39
$7.74
$5.40
$3.28
$5.25
$3.00
$5.07
$29.11
$5.00
Corte Madera - retail
Corte Madera - restaurants
San Rafael [a]
Unincorporated Marin County
Mill Valley [b]
Unincorporated Sonoma County
Santa Rosa
Petaluma
San Francisco
Unincorporated San Mateo County
Marin Commercial Linkage Fee Study 30
FIGURE 20: COMMERCIAL LINKAGE FEES FOR HOTEL ADOPTED IN MARIN AND COMPARABLE JURISDICTIONS [a] San Rafael’s fee is defined as a percentage of the inclusionary in-lieu fee. [b] Marin County’s fee $1,745 per room. This figure was converted to a value per square foot assuming a hotel development will average 615 square feet of gross building area per room. [c] Mill Valley’s fee is defined as one percent of the valuation of the proposed project. The Consultant Team assumed the valuation of the hotel prototype used for feasibility testing (see next section).

Sources: Published schedules of city fees; Strategic Economics and Vernazza Wolfe Associates, 2021.

Fee Scenarios
The Consultant Team developed a set of fee scenarios to analyze the impact of a commercial linkage fee adopted for the three categories of land use. The determination of the fee scenarios was based on the range of fee levels that have been adopted in comparable cities and counties in the Bay Area.

The four fee scenarios range from $3.00 per square foot to $15.00 per square foot (Figure 21).

The fee scenarios, which are all only a fraction of the nexus-justified maximum fee, are intended as a guide to illustrate a range of commercial linkage fee amounts that might be implemented for $1.20
$2.58
$2.84
$4.63
$3.04
$3.00
$2.93
$6.00
$23.36
Corte Madera
San Rafael [a]
Unincorporated Marin County [b]
Mill Valley [c]
Unincorporated Sonoma County
Santa Rosa
Petaluma
City of Napa
San Francisco
Marin Commercial Linkage Fee Study 31
each land use category. Jurisdictions may choose to set linkage fees at different scenarios for different land uses, at an amount different from the values shown, or may choose to implement a commercial linkage fee for only certain land uses.

FIGURE 21: COMMERCIAL LINKAGE FEE SCENARIOS PER BUILDING GROSS SQUARE FOOT

Office/Medical
Office/R&D Retail/Restaurant/Services Hotel
Maximum Fee $331 $601 $267
Scenario 1 $3.00 $3.00 $3.00
Scenario 2 $5.00 $5.00 $5.00
Scenario 3 $10.00 $10.00 $10.00
Scenario 4 $15.00 $15.00 $15.00
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.

Feasibility Analysis
One of the important policy considerations when enacting a new fee is the impact of the fee on the financial feasibility of new commercial development. The Consultant Team analyzed the financial feasibility of potential new linkage fees by assessing their impact on overall development costs. While there are no established rules-of-thumb for setting commercial linkage fees in relation to development costs, generally where real estate markets are strong, new development is able to accommodate higher fees if they represent a relatively low share of overall development costs.13

DEVELOPMENT PROTOTYPES FOR ANALYZING FEASIBILITY
The Consultant Team designated a set of development prototypes to analyze feasibility. These prototypes are different from the commercial prototypes used for the nexus study and introduced in Section II. While the nexus prototypes represent broad categories of use, the development prototypes for feasibility represent more specific developments within each category and include additional details such as land area and parking to facilitate the estimation of costs. The three “feasibility prototypes” are defined as: 1) Class B Office; 2) Small Neighborhood Center; and 3) Select-Service Hotel. These development prototypes, which are designed to represent a typical development within each land use category, are informed by recent and proposed commercial developments in Marin, as well as from interviews with local developers and builders. The prototypes are described below and summarized further in Figure 22. • Class B Office: A smaller, Class B office format was used because Marin is a secondary office market within the Bay Area, and the economics of smaller developments are likely to be more impacted by municipal fees than larger developments. This prototype is 17,000 square feet in two stories on a one-acre site. Surface parking is assumed with a ratio of

4.0 (one stall per 250 square feet of gross building area). 13 Over time, fee increases are expected to be capitalized into lower land costs.

Marin Commercial Linkage Fee Study 32
• Small Neighborhood Center: This is a 7,600 square-foot neighborhood shopping center on one-half acre. This prototype assumes surface parking with a parking ratio of 4.0 (one stall per 250 square feet of gross building area). Similar to the office prototype above, a smaller center is likely to be more impacted by new fees. In addition, the parcel size is very small because there is very limited retail development occurring in Marin, and developer interviews also suggested that Marin’s limited site availability meant larger retail developments were unlikely to occur.
• Select-Service Hotel: Most recent and pipeline hotel projects in Marin are select-service hotels. This prototype is a 70,000 square foot select service hotel with 115 guest rooms on a 2.5-acre site. It assumes surface parking with a parking ratio of 1.1 spaces per room.

The hotel will include a limited number of high-quality amenities such as a small restaurant/bar, a fitness room, and a business center.

FIGURE 22. DEVELOPMENT PROTOTYPES
Class B Office
Small Neighborhood
Center
Select Service
Hotel
Land Area
Parcel Size (Sq. Ft.) 43,560 21,780 108,900
Parcel Size (acres) 1.00 0.50 2.50
Building Height and FAR
Total Stories 2 stories Single story 3 stories
FAR 0.40 0.35 0.65
Building Area
Gross area (gsf) 17,424 7,623 70,785
Net area (nsf) 15,682 6,861 n/a
Number of rooms n/a n/a 115
Average Room Size (nsf) n/a n/a 400
Average Room Size (gsf) n/a n/a 615
Parking
Total Spaces (surface) 70 30 127
Parking Ratio (per room) n/a n/a 1.10
Parking Ratio (per 1,000 SF) 4.0 4.0 1.8
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.

DEVELOPMENT COSTS
The Consultant Team estimated development costs based on interviews with developers and general contractors experienced with commercial development in Marin, as well as a review of recent land transactions. Key development cost assumptions are described below, and a summary of the assumptions is provided in Figure 23.

Marin Commercial Linkage Fee Study 33

LAND AND SITE COST ASSUMPTIONS
One of the critical cost factors for a commercial development project is land cost. To determine the land value of sites zoned for commercial uses, the Consultant Team combined feedback from developer interviews with an analysis of recent sales transactions of vacant parcels for development in the relevant areas of Marin County. Land costs can range greatly based on the site’s location and characteristics. The Consultant Team reviewed comparable land sales and generally based land cost assumptions on the middle of the range of comparable land prices.

Site costs include the horizontal costs associated with preparation of the site for development and demolition of any existing buildings. As these costs vary widely from site to site, the Consultant Team estimated average site costs based on developer interviews and experience with previous feasibility studies.

BUILDING AREA HARD COSTS
The hard costs for the building area include the cost of vertical construction of the building. This ranges from $300 per gross square foot for the Small Neighborhood Center to $450 per gross square foot for the Class B Office. These costs are informed by developer interviews as well as recent construction cost market reports.

TENANT IMPROVEMENTS AND FF&E COSTS
This cost category includes a separate allowance for tenant improvements for the office and retail prototypes as well as “fixtures, furniture, and equipment” (FF&E) for the hotel prototype. The tenant improvement allowance of $75 per square foot for office and retail is based on recent feasibility studies for these development types in the Bay Area. The FF&E cost of $25,000 per room is based on feedback from developer interviews.

SURFACE PARKING COSTS
The direct cost of parking is assumed to be an average of $10,000 per stall for a surface lot, which applies to all development prototypes.

SOFT COST ASSUMPTIONS
Soft costs include all costs for architecture, engineering, consulting, legal, and accounting fees, as well as taxes, insurance, financing costs, contingency, and any other incidental costs not included in the cost categories listed in this section. Soft costs were estimated as 12 percent of hard costs for all prototypes. Note that existing municipal fees, including utility hook-ups, are not incorporated into this assumption, and are addressed separately, because they vary across the jurisdictions.

Marin Commercial Linkage Fee Study 34
FIGURE 23: DEVELOPMENT COST ASSUMPTIONS
Class B
Office
Small
Neighborhood
Center
Select Service
Hotel
Land and Sites Costs (per sf) $75 $75 $40
Building Area Hard Costs (per gsf) $400 $300 $450
Tenant Improvements (per nsf, office and retail only) $75 $75 n/a FF&E (per room, hotel only) n/a n/a $25,000
Surface parking (per space) $10,000 $10,000 $10,000
Soft Costs (as % of hard costs) 12% 12% 12%
Sources: Developer Interviews, 2021; Costar, 2021; Rider, Levett, Bucknall Quarterly Construction Cost Report, Q4 2020; Strategic Economics and Vernazza Wolfe Associates, 2021.

Marin Commercial Linkage Fee Study 35

TOTAL DEVELOPMENT COSTS
Based on the assumptions summarized in Figure 23, The Consultant Team estimated the total development costs for the prototypes, summarized in Figure 24. The costs are summarized for the whole project, by square foot of gross building area, and by guest room for hotel. On a per-square foot basis, the Class B Office is the most expensive, and the Select Service Hotel is the least expensive.

FIGURE 24: TOTAL DEVELOPMENT COST BY PROTOTYPE
Class B Office
Small Neighborhood
Center Select Service Hotel
Overall Project
Land and Site Costs $3,267,000 $1,633,500 $4,356,000
Building Area Hard Costs $6,969,600 $2,286,900 $31,853,250 Tenant Improvements / FF&E $1,176,120 $514,553 $2,875,641 Surface parking $700,000 $300,000 $1,270,000
Soft Costs $920,352 $310,428 $3,974,790
Total Development Cost $13,033,072 $5,045,381 $44,329,681

Per GSF
Land and Site Costs $188 $214 $62
Building Area Hard Costs $400 $300 $450
Tenant Improvements / FF&E $68 $68 $41
Surface parking $40 $39 $18
Soft Costs $53 $41 $56
Total Development Cost $748 $662 $626

Per Guest Room
Land and Site Costs $37,870
Building Area Hard Costs $276,923
Tenant Improvements / FF&E $25,000
Surface parking $11,041
Soft Costs $34,556
Total Development Cost $385,390
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.

Marin Commercial Linkage Fee Study 36

INCREASES IN DEVELOPMENT COSTS
The fee scenarios were applied to the development costs for each prototype and are summarized below and in Figure 25. A fee level of $3.00 per square foot (Scenario 1) increases development costs by 0.4 to 0.5 percent, depending on the prototype; a fee level of $5.00 (Scenario 2) increases development costs by 0.7 to 0.8 percent; at $10.00 per square foot (Scenario 3), the increase in costs ranges from 1.3 to 1.6 percent; and, finally, at $15.00 per square foot (Scenario 4), the increase in costs ranges from 2.0 to 2.4 percent. In percentage terms, hotel development experiences the largest increase from a new fee because hotel is the least expensive prototype to build per square foot.

FIGURE 25: FEE SCENARIOS AND PERCENTAGE OF DEVELOPMENT COSTS FOR EACH PROTOTYPE Class B
Office
Small Neighborhood
Center
Select Service
Hotel
Total Development Costs before Linkage Fee ($/sf) $748 $662 $626 Linkage Fee Scenarios ($/sf)
Maximum Fee $331 $601 $267
Scenario 1 $3.00 $3.00 $3.00
Scenario 2 $5.00 $5.00 $5.00
Scenario 3 $10.00 $10.00 $10.00
Scenario 4 $15.00 $15.00 $15.00
Linkage Fee Scenarios (as % to Total Dev. Costs)
Maximum Fee 44% 91% 43%
Scenario 1 0.4% 0.5% 0.5%
Scenario 2 0.7% 0.8% 0.8%
Scenario 3 1.3% 1.5% 1.6%
Scenario 4 2.0% 2.3% 2.4%
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.

FEE SCENARIOS COMBINED WITH OTHER MUNICIPAL FEES
The Consultant Team reviewed the total burden of the fee scenarios in the context of other fees charged by the cities and Marin County, including fees such as building permits as well as any impact fees each jurisdiction might have in place.14 A table of these costs for each jurisdiction is given in Figure 26 below, including the total fees that would be paid on each prototype for the commercial linkage fee scenarios.

Because each jurisdiction has its own schedule of fees for new development, the cost of development in each community varies. For example, municipal fees for the prototypes in Corte Madera range from

0.6 percent to 0.9 percent of development costs, while fees in San Rafael are higher, ranging from 2.2 14 Connection fees charged by a local sanitary sewer and water district were also estimated; they would be expected to represent an additional 1.0 to 2.6 percent of development costs above what is shown in the Figure 26.

Marin Commercial Linkage Fee Study 37
to 4.4 percent of development costs. Jurisdictions will need to take into account these baseline costs when setting a commercial linkage fee amount.

FIGURE 26. COMMERCIAL LINKAGE FEE SCENARIOS AND OTHER MUNICIPAL AND COUNTY FEES* BY JURISDICTION Per GSF As % of Development Costs

Class B
Office
Small
Neighborhood
Center
Select
Service
Hotel
Class B
Office
Small
Neighborhood
Center
Select
Service
Hotel
Corte Madera
Municipal Fees $4.71 $4.75 $5.90 0.6% 0.7% 0.9%
Total Fees with Scenario 1 $7.71 $7.75 $8.90 1.0% 1.2% 1.4% Total Fees with Scenario 2 $9.71 $9.75 $10.90 1.3% 1.5% 1.7% Total Fees with Scenario 3 $14.71 $14.75 $15.90 2.0% 2.2% 2.5% Total Fees with Scenario 4 $19.71 $19.75 $20.90 2.6% 3.0% 3.3% Fairfax
Municipal Fees $8.53 $8.83 $9.42 1.1% 1.3% 1.5%
Total Fees with Scenario 1 $11.53 $11.83 $12.42 1.5% 1.8% 2.0% Total Fees with Scenario 2 $13.53 $13.83 $14.42 1.8% 2.1% 2.3% Total Fees with Scenario 3 $18.53 $18.83 $19.42 2.5% 2.8% 3.1% Total Fees with Scenario 4 $23.53 $23.83 $24.42 3.1% 3.6% 3.9% Larkspur
Municipal Fees $16.02 $19.04 $13.05 2.1% 2.9% 2.1%
Total Fees with Scenario 1 $19.02 $22.04 $16.05 2.5% 3.3% 2.6% Total Fees with Scenario 2 $21.02 $24.04 $18.05 2.8% 3.6% 2.9% Total Fees with Scenario 3 $26.02 $29.04 $23.05 3.5% 4.4% 3.7% Total Fees with Scenario 4 $31.02 $34.04 $28.05 4.1% 5.1% 4.5% Unincorporated Marin County
County Fees $4.88 $5.38 $5.14 0.7% 0.8% 0.8%
Total Fees with Scenario 1 $7.88 $8.38 $8.14 1.1% 1.3% 1.3% Total Fees with Scenario 2 $9.88 $10.38 $10.14 1.3% 1.6% 1.6% Total Fees with Scenario 3 $14.88 $15.38 $15.14 2.0% 2.3% 2.4% Total Fees with Scenario 4 $19.88 $20.38 $20.14 2.7% 3.1% 3.2% San Anselmo
Municipal Fees $10.12 $11.03 $12.86 1.4% 1.7% 2.1%
Total Fees with Scenario 1 $13.12 $14.03 $15.86 1.8% 2.1% 2.5% Total Fees with Scenario 2 $15.12 $16.03 $17.86 2.0% 2.4% 2.9% Total Fees with Scenario 3 $20.12 $21.03 $22.86 2.7% 3.2% 3.6% Total Fees with Scenario 4 $25.12 $26.03 $27.86 3.4% 3.9% 4.4% Continued on next page
Marin Commercial Linkage Fee Study 38
Continued from previous page
San Rafael
Municipal Fees $16.59 $29.24 $14.62 2.2% 4.4% 2.3%
Total Fees with Scenario 1 $19.59 $32.24 $17.62 2.6% 4.9% 2.8% Total Fees with Scenario 2 $21.59 $34.24 $19.62 2.9% 5.2% 3.1% Total Fees with Scenario 3 $26.59 $39.24 $24.62 3.6% 5.9% 3.9% Total Fees with Scenario 4 $31.59 $44.24 $29.62 4.2% 6.7% 4.7% Sausalito
Municipal Fees $7.18 $7.81 $9.08 1.0% 1.2% 1.4%
Total Fees with Scenario 1 $10.18 $10.81 $12.08 1.4% 1.6% 1.9% Total Fees with Scenario 2 $12.18 $12.81 $14.08 1.6% 1.9% 2.2% Total Fees with Scenario 3 $17.18 $17.81 $19.08 2.3% 2.7% 3.0% Total Fees with Scenario 4 $22.18 $22.81 $24.08 3.0% 3.4% 3.8% * Municipal and County fees include all applicable permits and impact fees charged by the jurisdiction. Water and sanitary sewer connection fees are not included. Based on estimates from Marin Municipal Water District and Ross Valley Sanitary District, water and sewer fees represent may add an additional 1.0 percent to development costs of Class B office, 1.9 percent to small neighborhood retail, and 2.6 percent to select service hotel.

Sources: Participating Jurisdictions, 2021; Strategic Economics and Vernazza Wolfe Associates, 2021.

Fee Recommendations
The Consultant Team evaluated the four fee scenarios based on the analyses summarized above:
market factors, fees in comparable cities, fees as a percentage of development costs, and fees in relation to the municipal/county fees that are currently charged in the seven jurisdictions.

Recommendations for setting a commercial linkage fee are outlined below.

In the wake of the commercial real estate market slowdown due to COVID-19, the Consultant Team recommends that jurisdictions enact commercial linkage fees that are generally comparable across the different jurisdictions within the county, without significantly raising fees in the places that already have them. Several jurisdictions in this study have commercial linkage fees currently in place, and the recommendations below do not represent a significant departure from these fee levels. Jurisdictions without commercial linkage fees should consider adopting fees comparable with their neighbors.

However, there is one exception to this guidance with regard to office/R&D/medical office, where San Rafael can reasonably impose a higher fee than other jurisdictions.

For office/R&D/medical office uses, the Consultant Team recommends the commercial linkage fee for office be set between $10 and $15 per square foot in San Rafael and between $5 and $10 per square foot in the other six jurisdictions. Because the market for office is stronger in San Rafael, new office development is more likely to be able to support the higher fee levels. In San Rafael, the recommended fee level represents an increase in development costs of 0.7 to 1.3 percent for the Class B prototype (Figure 26). Class A office and R&D, which are more expensive product types and more likely to occur in downtown San Rafael, would experience a lower percentage increase. For the other communities, the recommended fees would result in an increase in development costs of 0.4 to

0.7 percent.

The Consultant Team recommends the commercial linkage fee for retail be set between $5 and $10 per square foot for all jurisdictions. The existing fee levels for retail are in this range, which amounts Marin Commercial Linkage Fee Study 39
to 0.8 to 1.5 percent in development costs for a small neighborhood center (Figure 26). Because the future of retail is very uncertain, it is difficult to generalize where demand will be strong once retail markets recover, and it is recommended the fees be relatively consistent across jurisdictions. Postpandemic demand for retail could materialize in small scale developments dispersed throughout the county, depending on site-specific conditions related to transportation access and nearby amenities and development.

The Consultant Team recommends that jurisdictions consider reducing the commercial linkage fee requirement for small and independent businesses. It is expected that the viability of small-scale retail in particular will be challenging, so jurisdictions may choose to exempt smaller retail projects from paying the fee or reduce the overall fee. For instance, San Rafael does not apply a commercial linkage fee to developments 5,000 square feet and below, while Sonoma County exempts the first 2,000 square feet from its fee. Because many large “big box” tenants occupy far more than 5,000 square feet, this incentive would not apply to those types of businesses. Because the definition for “small scale retail” may vary by jurisdiction, the Consultant Team recommends that each jurisdiction develop its own appropriate threshold.

For hotel uses, the Consultant Team recommends that all jurisdictions adopt a commercial linkage fee of $3 to $5 per square foot. This fee level would represent between 0.5 and 0.8 percent of development costs for a select service hotel (Figure 26). Fees of $3 to $5 would increase in the cost of development slightly in Corte Madera, San Rafael, and Unincorporated Marin County while keeping them comparable with Mill Valley and the communities in Sonoma County that were reviewed for this study. It is important to note that while jurisdictions may charge on the basis of number of rooms rather that square feet, charging the fee by square foot advantages more efficient hotels with smaller room sizes.

It is advised that the jurisdictions reexamine the potential for raising the fees once the commercial real estate market recovers and development activity picks up. This study provides the economic analysis for higher fees, so that a new study would not be needed if this were to occur in the next five years.

Other Policy Considerations
This section briefly addresses other considerations for adopting or updating a commercial linkage fee, including establishing equivalencies for payment of the fee, and an approach to updating the fees.

EQUIVALENCIES TO PAYMENT OF FEES
It is recommended that jurisdictions establish a process for developers to make an in-kind contribution to affordable housing in lieu of paying a commercial linkage fee. Some examples of alternative mitigation include land dedication, providing on-site affordable units, or providing off-site affordable units. Typically, developers would need to demonstrate that the value of these contributions would be in excess or equal to the value of the commercial linkage fee requirement. In such instances, jurisdictions will want to have an established process in place for financially evaluating these proposals as a substitute for paying the fee to create predictability and consistency for development projects.

UPDATING THE FEES
Similar to any impact fee, it will be necessary to adjust the commercial linkage impact fee on an annual basis. Adjustments are also needed due to possible changes in the affordability gaps. A simple Marin Commercial Linkage Fee Study 40
approach to annual adjustments is to use an index. The Consultant Team recommends using either the construction cost index (localized to the San Francisco Bay Area region), such as the one published by the Engineering News-Record, or the shelter component of the Consumer Price Index (CPI), whichever is higher.

VI. UNIFIED FEE PROPOPAL AND FULFILLING STATE

REQUIREMENTS FOR ADOPTION
Strategic Economics collaborated with staff from the seven jurisdictions to develop a unified fee proposal that will be considered for adoption by each of the jurisdictions. Based on these conversations and the guideline recommendations in the previous section, this section outlines the commercial linkage fee schedule that has been proposed by the jurisdictions. It also provides further analysis of the fee proposal in order to meet state requirements for implementation. For four of the seven jurisdictions, this will be a new fee program. For the other three jurisdictions, the fees will represent an update to an existing commercial linkage fee program in that jurisdiction.

In 2021, the California legislature imposed new requirements (Assembly Bill 602 [2021-2022]) on impact fee nexus studies adopted by local governments after July 1, 2022. The legislation applies to this study in relation to any new commercial linkage fees to be implemented in the seven jurisdictions.

Among other provisions, AB 602 requires the adopted nexus study to provide a justification for new impact fees for affordable housing should they seek a higher “level of service” for the community. The legislation also asks for a review of any current fee programs.

Considering the proposal put forth by the jurisdictions, this report section first includes an overview of the fees in comparison to the linkage fees currently in place in some of the jurisdictions. Based on the unified fee proposal, Strategic Economics estimated the potential affordable housing revenues that could be raised over a five-year period. (Although the fee proposal is designed to apply the same fee levels across all seven jurisdictions, the adopted fees in any specific jurisdiction may ultimately deviate from the unified schedule, which would affect the generated revenues.) As required by AB 602, Strategic Economics also summarized the revenues collected from each of the three existing fee programs and provided a justification for the new level of service advanced by the new fee program.

Finally, the section concludes with a discussion of the purpose of these fees and the role of new commercial development to contribute to funding affordable housing in Marin County.

Current and Proposed Commercial Linkage Fees
AB 602 includes the provision: “[i]f a nexus study supports the increase of an existing fee, the local agency shall review the assumptions of the nexus study supporting the original fee and evaluate the amount of fees collected under the original fee.” (Government Code § 66016.5). Below is a summary of the fee programs in place (in the jurisdictions that have them) and a discussion of the changes that would occur if the unified fee proposal were adopted.

The current and proposed commercial linkage fee programs are summarized in Figure 27. Three of the jurisdictions (Corte Madera, San Rafael, and the Unincorporated County) currently charge linkage fees on various types of nonresidential development. The fee programs each were proposed and adopted independently in the early 2000’s and tend to have disparate definitions for grouping Marin Commercial Linkage Fee Study 41
nonresidential development into categories for the application of a fee. Currently Marin County charges a hotel impact fee based on the number of rooms, rather than on a square foot basis;15 in Figure 27, Strategic Economics converted this number to a typical fee per square foot using a gross average room size assumption.

Strategic Economics and the jurisdictions made every best effort to collect data on fee revenues since each program’s inception. In Marin County and Corte Madera, where the full history of fee revenues was not available, revenues collections are reported for those jurisdictions from the earliest dates data could be obtained. As shown in Figures 27 and 28:
• Corte Madera has collected $381,516 since April 2018 (an average of $84,781 annually); • San Rafael has collected $2,556,106 since 2005 ($144,006 annually); and • Unincorporated County has collected $38,680 since 2019 ($10,315 annually) The higher rates of revenue generation in San Rafael and Corte Madera reflect their higher levels of commercial development as retail and office job centers, as compared with Unincorporated Marin County, which is largely suburban and rural.

The unified fee proposal is also shown in Figure 27. The proposed fee levels are $10.00 per square foot for office, medical office, and R&D uses; $8.00 or $10.000 per square foot retail development, depending on the size of the development; and $5.00 per square foot for hotel development. The jurisdictions are proposing a smaller fee level on retail developments up to 2,500 square feet to help lessen the burden of the fee on smaller, locally owned businesses.

In the other three jurisdictions that currently have fee programs, the proposed fees generally represent an increase from current levels. (For example, the fee for office development in Corte Madera would increase from $4.79 per square foot to $10.00 per square foot; while the fee for R&D development would increase from $3.20 per square foot to $10.00 per square foot.) The single exception to the fee increases is office and R&D development in San Rafael, which would experience a slight decrease from $10.32 per square foot to $10.00 per square foot.
15 A provision in AB 602 discourages jurisdictions from assessing impact fees on any basis other than square feet of floor area. All fees proposed in the unified fee schedule are based on this standard.

Marin Commercial Linkage Fee Study 42
FIGURE 27: SUMMARY OF CURRENT COMMERCIAL LINKAGE FEES AND THE UNIFIED PROPOSED FEE LEVELS FOR ALL

SEVEN JURISDICTIONS
Jurisdiction
Program
Effective
Since
Current Fee Levels (per
equivalent square foot)[a]
Revenues
Collected
Unified Fee Proposal
(per square foot)
Corte Madera 2001
Office: $4.79
R&D: $3.20
Retail: $8.38
Restaurant: $4.39
Hotel: $1.20
$381,516 since
April 2018
Office/Medical Office/
R&D: $10.00
Retail/Restaurants/
Services:
- $8.00 (up to
2,500 square feet)
- $10.00 (more
than 2,500 square
feet)
Hotel: $5.00
Fairfax no current policy
Larkspur no current policy
San Anselmo no current policy
San Rafael 2005
Office/R&D: $10.32
Retail/Restaurant/
Services: $7.74
Hotel: $2.58
See Note [b], below.
$2,556,106
since inception
Sausalito no current policy
Unincorporated
Marin County 2003
Office/R&D: $7.19
Retail/Restaurant/
Services: $5.40
Hotel: $2.84 [c]
$38,680 since
2019
[a] In some jurisdictions, linkage fees may exist for other land uses outside the scope of this study. Only the relevant fees are shown. [b] San Rafael’s fees are defined as a percentage of the inclusionary in-lieu fee. [c] Marin County’s fee $1,745 per room. This figure was converted to a value per square foot assuming a hotel development will average 615 square feet of gross building area per room.

Sources: Town of Corte Madera, 2022; City of San Rafael, 2022; County of Marin, 2022; Strategic Economics, 2022.

Marin Commercial Linkage Fee Study 43
FIGURE 28: AVERAGE ANNUAL COMMERCIAL LINKAGE FEE REVENUES BY JURISDICTION HAVING A FEE PROGRAM

CURRENTLY IN PLACE
Sources: Town of Corte Madera, 2022; City of San Rafael, 2022; County of Marin, 2022; Strategic Economics, 2022.

Potential Fee Revenues under the Unified Fee Program
Figure 29 shows the potential fees that could be generated, along with the potential affordable housing funding that could be leveraged, over a five year period if the fee levels recommended above were adopted. Based on the past pace of new development and the development pipeline, the Consultant Team established very approximate numbers for the volume of development that could take place over a five year period once commercial real estate markets recover from the pandemic.16 Potential fee revenues are on the order of $2.6 million across all jurisdictions. If every dollar in local contributions to affordable housing were able to attract three dollars from other funding sources, approximately $10 million in affordable housing funds could be generated or leveraged through the recommended commercial linkage fees. This three to one leveraging assumption is based on a recent study that found that local contributions for affordable housing projects in the Bay Area accounted for 23 percent of total project costs on average.17 Note that in Marin County, the leveraging ratio may be higher because local jurisdictions tend to have more limited funding for affordable housing. 16 The development estimates in Figure 29 are illustrative of past trends and the development pipeline and do not represent a formal demand estimate.
17 This leveraging ratio will be updated as new information is available. See SPUR, “Housing as Infrastructure,” April 2021, https://www.spur.org/sites/default/files/2021-04/SPUR_Housing_as_Infrastructure_0.pdf. $84,781
$144,006
$10,315
Corte Madera San Rafael Unincorporated Marin County
Marin Commercial Linkage Fee Study 44
FIGURE 29: POTENTIAL FEE REVENUES AND AFFORDABLE HOUSING FUNDS LEVERAGED OVER A FIVE YEAR PERIOD Land Use
Unified Fee
Proposal
Potential Development
Areawide over Five Years
[a]
Potential
Commercial
Linkage Fee
Revenues
Office / Medical Office / R&D $10 /sf 100,000 sf $1,000,000 Retail /Restaurants /Services
$8 /sf
(up to 2,500
square feet)
$10 /sf
(more than 2,500
square feet)
35,000 sf $315,000 [b]
Hotel $5 /sf 250,000 sf
(400 rooms) $1,250,000
Subtotal Commercial Linkage Fee Local Revenues $2,565,000 Potential New Affordable Housing Funds Leveraged from Other Sources (3:1 ratio) [c] $7,695,000 Total Potential New Affordable Housing Funds $10,260,000 Notes:
(a) For office/medical office/R&D and retail/restaurants/services, the development estimates are drawn from the pace of new development between 2011 and 2020. For hotel, the Consultant Team reviewed planned and proposed projects and estimated 400 rooms at approximately 615 square feet of gross building area per room. (b) Assumes half of new retail/restaurants/services developments are 2,500 square feet or less and half of new developments are more than 2,500 square feet.
(c) Assumes that every dollar in local revenues leverages another three dollars in other subsidies, including tax credit equity, federal sources, state sources, and other funds. Actual leveraging will vary by project.

Sources: Costar, 2011-2020; Participating Jurisdictions, 2020; Strategic Economics and Vernazza Wolfe Associates, 2021.

Justification for New Fee Levels
AB 602 requires the nexus study for a new fee to “identify the existing level of service for each public facility, identify the proposed new level of service, and include an explanation of why the new level of service is appropriate” (Government Code § 66016.5).

In this study, Strategic Economics defined level of service as the ratio of deed-restricted, “family” affordable units within a jurisdiction to the number of worker households associated with employment in that jurisdiction (see below).

Marin Commercial Linkage Fee Study 45
𝐿𝐿𝐿𝐿𝐿𝐿𝐿𝐿𝐿𝐿 𝑜𝑜𝑜𝑜 𝑆𝑆 𝑆𝑆 𝑆𝑆𝑆𝑆 = 𝑓𝑓𝑓𝑓 𝑓𝑓 𝑎𝑎 𝑎𝑎 𝑢𝑢𝑢𝑢 𝑢𝑢𝑢𝑢
𝑤𝑤 𝑤𝑤 ℎ𝑜𝑜 ℎ𝑜𝑜 = 𝑓𝑓𝑓𝑓 𝑓𝑓 𝑎𝑎 𝑎𝑎 𝑢𝑢𝑢𝑢 𝑢𝑢𝑢𝑢
� 𝑤𝑤 𝑤𝑤
𝑎𝑎. 𝑤𝑤 𝑤𝑤 𝑝𝑝 ℎ𝑜𝑜 ℎ𝑜𝑜 𝑀𝑀 𝐶𝐶 .
�
Only family affordable units were counted because the workers associated with new commercial development are most likely to be family households, rather than, for example, seniors or disabled people applying for subsidized housing. This number was then compared to worker households because households is the standard unit of demand for housing. The number of worker households is estimated as the total employment in the jurisdiction divided by the average number of workers per household in Marin County. As mentioned in the first section of this report, the average workers per household in Marin County is 1.60.

Strategic Economics calculated the current level of service for family affordable housing for the seven jurisdictions as shown in Figure 30. The level of service over all jurisdictions is 0.035, ranging from

0.011 in Sausalito and San Anselmo, to 0.057 in the Unincorporated County. Larger communities such as San Rafael, Corte Madera, and Larkspur, which have had a more comprehensive set of affordable housing tools, generally have a higher proportion of family affordable housing than the smaller communities that are exploring inclusionary and commercial linkage fee programs for the first time.

FIGURE 30: FAMILY AFFORDABLE HOUSING, EMPLOYMENT, EMPLOYEE HOUSEHOLDS, AND CURRENT LEVEL OF

SERVICE FOR THE SEVEN JURISDICTIONS
Jurisdiction
Deed-restricted
Family
Affordable
Housing [a]
Total
Employment [b]
Total Worker
Households
[c] = [b] /

1.60 Level of
Service =
[a] / [c]
Corte Madera

130

6,482

4,051

0.032
Fairfax

29 1,806

1,129

0.026
Larkspur

150

6,730

4,206

0.036
San Anselmo

21 3,113

1,946

0.011
San Rafael

780

39,218

24,511

0.032
Sausalito

38 5,627

3,517

0.011
Unincorporated County

561

15,695

9,809

0.057
Total All Seven Jurisdictions 1,709 78,671 49,169 0.035 Sources: [a] Family affordable housing developments supplied by the County of Marin, 2022; Inclusionary affordable units from Marin Housing Authority, 2022; [b] Employment data from U.S. Census Longitudinal Employer-Household Dynamics, 2019; Strategic Economics, 2022.

Next, Strategic Economics calculated the level of service associated with the current and proposed commercial linkage fees, or the number of family affordable units that could be funded per worker household created by new development. This calculation accounts for the employment created by new development for each use, the fee revenues that would be generated, and the affordability gap for Marin Commercial Linkage Fee Study 46
each use that would need to be filled with the fee revenues. Figure 31 shows a comparison of the level of service metrics for each jurisdiction and for the current and proposed fee programs.

As mentioned earlier, the fees would increase above their current level in nearly all cases and, therefore, would represent an increase in the level of service above any current fee program (or, in the case of four jurisdictions, no current fee program). This increase in level of service is justified for the following reasons:
• Areawide, the level of service associated with the proposed fee program is commensurate with and, in some cases, even below the level of service already supplied by each jurisdiction’s current inventory of family affordable housing. Figure 32 shows a comparison of the current level of service aggregated across all seven jurisdictions with the level of service that would accompany each of the proposed fees. The areawide level of service is 0.035 while the fees have a level of service ranging from 0.013 to 0.030. Further, the proposed fee levels do not place an undue burden on nonresidential development because they represent only a small fraction of the development’s full impact on housing demand. • The cost of housing development, including affordable housing, has increased significantly since the inception of the current fee programs. Higher fees are needed to cover these escalating costs. For example, while the unincorporated County is considering raising its fees by between 39 percent (for office, medical office, and R&D uses) and 76 percent (hotel), the affordability gap has increased significantly more since the nexus study was performed for the current fee program in 2002. As shown in Figure 33, the affordability gap has increased by 283 percent for Very Low Income households, 371 percent for Low Income households, and 936 percent for Moderate Income households.
• State mandates will require a rapid acceleration in the production of family affordable housing in Marin County. The Regional Housing Needs Allocation (RHNA) for Moderate, Low, and Very Low Income households will increase significantly for the upcoming RHNA cycle. Area-wide, the allocations add up to a more than six-fold increase over the last cycle (see Figure 34), while the allocations by jurisdiction have been tied more directly to projected job growth than in past RHNA cycles. A substantial contribution from nonresidential developers is needed to help meet these goals.

In summary, the fee program as proposed by the jurisdictions will accomplish two objectives. First, the unified fee proposal will level the playing field for developers, ensuring they are charged the same fee across all jurisdictions. Secondly, the fee levels are set such that the revenue is sufficient to support new affordable housing development in cities that are expected to experience continued job growth over the next RHNA cycle. Most commercial development and accompanying job growth is expected to occur in San Rafael, and to a lesser extent in Larkspur and Corte Madera.

Marin Commercial Linkage Fee Study 47
FIGURE 31: LEVEL OF SERVICE COMPARISON JURISDICTION-WIDE AND FOR THE CURRENT AND PROPOSED COMMERCIAL LINKAGE FEES Level of Service - Office Fees Level of Service - Retail Fees Level of Service - Hotel Fees
Jurisdiction
Total Current
Level of Service
Jurisdictionwide Current Proposed Current Proposed <
2,500 sf)
Proposed >
2,500 sf Current Proposed
Corte Madera

0.032

0.012

0.030

0.011

0.013

0.017

0.004

0.019
Fairfax

0.026

-

0.030

-

0.013

0.017

-

0.019
Larkspur

0.036

-

0.030

-

0.013

0.017

-

0.019
San Anselmo

0.011

-

0.030

-

0.013

0.017

-

0.019
San Rafael

0.032

0.031

0.030

0.013

0.013

0.017

0.010

0.019
Sausalito

0.011

-

0.030

-

0.013

0.017

-

0.019
Unincorporated
County

0.057

0.022

0.030

0.009

0.013

0.017

0.011

0.019
Source: Strategic Economics, 2022.

Marin Commercial Linkage Fee Study 48
FIGURE 32: CURRENT LEVEL OF SERVICE ACROSS ALL JURISDICTIONS AND LEVEL OF SERVICE OF PROPOSED FEES Source: Strategic Economics, 2022.

FIGURE 33: AFFORDABILITY GAP IN MARIN COUNTY FOR VERY LOW, LOW, AND MODERATE INCOME HOUSEHOLDS, 2002 AND 2020

Source: David Paul Rosen and Associates, 2002; Strategic Economics, 2020.

0.035

0.030

0.013

0.017

0.019
Current Level of
Service Areawide
Proposed Fee Level
of Service (Office)
Proposed Fee Level
of Service (Retail <
8000 sf)
Proposed Fee Level
of Service (Retail >
8000 sf)
Proposed Fee Level
of Service (Hotel)
$127,700
$82,600
$19,200
$489,529
$389,320
$198,925
Very Low Income Low Income Moderate Income
2002 2020
Marin Commercial Linkage Fee Study 49
FIGURE 34: REGIONAL HOUSING NEED ALLOCATIONS FOR VERY LOW, LOW, AND MODERATE INCOME HOUSEHOLDS,

FIFTH AND SIXTH CYCLES
Source: Department of Housing and Community Development, 2022; Strategic Economics, 2022. 0 500
1000
1500
2000
2500
5th Cycle (2015-2023) 6th Cycle (2023-2031)
Marin Commercial Linkage Fee Study 50
Data Tables: Occupational Wage by Land Use Prototype
Figures 35-37 provide the full detail of the occupations associated with each land use, and their respective average wages. As a part of Step 4, this data is used to calculate the weighted average wage for each land use prototype (Figure 7).

Marin Commercial Linkage Fee Study 51
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
11-0000 Management Occupations
11-1021 General and Operations Managers $155,850 2.404% 11-3021 Computer and Information Systems Managers $201,960 1.131% 11-3031 Financial Managers $182,190 1.016%
11-9198
Personal Service Managers, All Other; Entertainment
and Recreation Managers, Except Gambling; and
Managers, All Other $168,900 0.594%
11-2021 Marketing Managers $181,720 0.585%
11-9111 Medical and Health Services Managers $142,760 0.507% 11-2022 Sales Managers $159,720 0.504%
11-3010 Administrative Services and Facilities Managers $132,020 0.365% 11-3121 Human Resources Managers $163,810 0.295%
11-1011 Chief Executives $236,060 0.288%
11-9041 Architectural and Engineering Managers $186,500 0.270% 11-3061 Purchasing Managers $154,870 0.117%
11-2030 Public Relations and Fundraising Managers $142,950 0.104% 11-3071 Transportation, Storage, and Distribution Managers $123,910 0.098% 11-9151 Social and Community Service Managers $73,210 0.087% 11-9021 Construction Managers $134,880 0.082%
11-3051 Industrial Production Managers $140,910 0.082%
11-9051 Food Service Managers $63,460 0.074%
11-3131 Training and Development Managers $152,380 0.072% 11-9121 Natural Sciences Managers $208,910 0.067%
11-9141
Property, Real Estate, and Community Association
Managers $92,930 0.061%
11-3111 Compensation and Benefits Managers $170,770 0.041% 11-2011 Advertising and Promotions Managers $175,210 0.040% 11-9039 Education Administrators, All Other $92,160 0.010% 11-9031
Education and Childcare Administrators, Preschool
and Daycare $70,080 0.008%
11-9081 Lodging Managers $104,250 0.006%
11-9032
Education Administrators, Kindergarten through
Secondary $129,070 0.004%
11-9033 Education Administrators, Postsecondary $130,980 0.003% 11-9161 Emergency Management Directors $132,440 0.003%
11-9013 Farmers, Ranchers, and Other Agricultural Managers n/a 0.002% 11-9071 Gambling Managers $125,300 0.001%
Weighted Mean Annual Wage $166,968 8.921%

Marin Commercial Linkage Fee Study 52
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
13-0000 Business and Financial Operations Occupations
13-2011 Accountants and Auditors $93,590 2.418%
13-1111 Management Analysts $113,750 1.667%
13-1198
Project Management Specialists and Business
Operations Specialists, All Other $93,010 1.648%
13-1161
Market Research Analysts and Marketing
Specialists $91,350 1.294%
13-1071 Human Resources Specialists $89,820 1.023%
13-2098
Financial and Investment Analysts, Financial Risk
Specialists, and Financial Specialists, All Other $119,100 0.681% 13-1020 Buyers and Purchasing Agents $79,040 0.459%
13-1151 Training and Development Specialists $83,550 0.410% 13-1041 Compliance Officers $92,960 0.299%
13-1081 Logisticians $82,010 0.269%
13-1031 Claims Adjusters, Examiners, and Investigators $88,480 0.221% 13-2082 Tax Preparers $72,280 0.210%
13-2072 Loan Officers $84,940 0.184%
13-1141
Compensation, Benefits, and Job Analysis
Specialists $83,230 0.174%
13-1121 Meeting, Convention, and Event Planners $67,530 0.102% 13-2053 Insurance Underwriters $97,260 0.090%
13-2041 Credit Analysts $109,330 0.087%
13-1051 Cost Estimators $98,960 0.082%
13-2052 Personal Financial Advisors $157,720 0.062%
13-1131 Fundraisers $77,450 0.060%
13-2061 Financial Examiners $124,720 0.057%
13-1075 Labor Relations Specialists $86,370 0.057%
13-2031 Budget Analysts $93,800 0.051%
13-2071 Credit Counselors $53,010 0.028%
13-2020 Property Appraisers and Assessors $98,450 0.013% 13-1032 Insurance Appraisers, Auto Damage $72,630 0.009% 13-1011
Agents and Business Managers of Artists,
Performers, and Athletes $83,260 0.003%
Weighted Mean Annual Wage $95,541 11.657%
15-0000 Computer and Mathematical Occupations
15-1256
Software Developers and Software Quality
Assurance Analysts and Testers $145,250 4.036%
15-1211 Computer Systems Analysts $121,300 1.649%
15-1232 Computer User Support Specialists $75,640 1.418% 15-1299 Computer Occupations, All Other $120,370 0.860% 15-1244 Network and Computer Systems Administrators $104,370 0.745% 15-1251 Computer Programmers $116,400 0.597%
Marin Commercial Linkage Fee Study 53
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
15-1241 Computer Network Architects $137,720 0.405%
15-1231 Computer Network Support Specialists $85,990 0.367% 15-1212 Information Security Analysts $122,570 0.353%
15-1257 Web Developers and Digital Interface Designers $110,790 0.338% 15-1245 Database Administrators and Architects $107,930 0.266% 15-2031 Operations Research Analysts $116,910 0.199%
15-2098
Data Scientists and Mathematical Science
Occupations, All Other $140,080 0.079%
15-2041 Statisticians $125,970 0.062%
15-1221 Computer and Information Research Scientists $142,150 0.060% 15-2011 Actuaries $116,500 0.036%
Weighted Mean Annual Wage $121,679 11.473%
17-0000 Architecture and Engineering Occupations
17-2051 Civil Engineers $120,110 0.466%
17-2141 Mechanical Engineers $123,270 0.313%
17-2071 Electrical Engineers $120,990 0.234%
17-1011 Architects, Except Landscape and Naval $103,530 0.228% 17-2112 Industrial Engineers $113,920 0.210%
17-3011 Architectural and Civil Drafters $67,050 0.190% 17-2199 Engineers, All Other $113,050 0.181%
17-2061 Computer Hardware Engineers $134,000 0.137%
17-2072 Electronics Engineers, Except Computer $112,800 0.110% 17-3023
Electrical and Electronic Engineering
Technologists and Technicians $67,200 0.108%
17-2081 Environmental Engineers $112,830 0.100%
17-3031 Surveying and Mapping Technicians $76,380 0.092% 17-3022 Civil Engineering Technologists and Technicians $75,160 0.086% 17-3098
Calibration Technologists and Technicians and
Engineering Technologists and Technicians,
Except Drafters, All Other $75,070 0.086%
17-1022 Surveyors $88,860 0.085%
17-1012 Landscape Architects $94,750 0.064%
17-2011 Aerospace Engineers $135,230 0.054%
17-3013 Mechanical Drafters $71,180 0.047%
17-3027
Mechanical Engineering Technologists and
Technicians $61,100 0.046%
17-3025
Environmental Engineering Technologists and
Technicians $60,630 0.033%
17-3026
Industrial Engineering Technologists and
Technicians $61,050 0.028%
17-3012 Electrical and Electronics Drafters $65,810 0.028% 17-2041 Chemical Engineers $106,430 0.024%
Marin Commercial Linkage Fee Study 54
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
17-2111
Health and Safety Engineers, Except Mining
Safety Engineers and Inspectors $114,800 0.024%
17-2131 Materials Engineers $104,560 0.021%
17-1021 Cartographers and Photogrammetrists $105,970 0.014% 17-3019 Drafters, All Other $73,450 0.014%
17-2031 Bioengineers and Biomedical Engineers $119,000 0.013% 17-2121 Marine Engineers and Naval Architects $136,480 0.010% 17-3024
Electro-Mechanical and Mechatronics
Technologists and Technicians $61,190 0.008%
17-2151
Mining and Geological Engineers, Including
Mining Safety Engineers $132,720 0.008%
Weighted Mean Annual Wage $101,626 3.146%
19-0000 Life, Physical, and Social Science Occupations
19-2041
Environmental Scientists and Specialists,
Including Health $109,180 0.149%
19-1042 Medical Scientists, Except Epidemiologists $120,470 0.095% 19-3031 Clinical, Counseling, and School Psychologists $110,070 0.091% 19-5011 Occupational Health and Safety Specialists $108,230 0.072% 19-4042
Environmental Science and Protection
Technicians, Including Health $58,010 0.060%
19-4099
Life, Physical, and Social Science Technicians, All
Other $61,390 0.055%
19-4031 Chemical Technicians $55,980 0.054%
19-4021 Biological Technicians $60,040 0.042%
19-1021 Biochemists and Biophysicists $124,400 0.033%
19-1029 Biological Scientists, All Other $108,200 0.030% 19-4061 Social Science Research Assistants $54,210 0.024% 19-3011 Economists $133,180 0.024%
19-5012 Occupational Health and Safety Technicians $62,820 0.017% 19-1013 Soil and Plant Scientists $77,070 0.017%
19-3051 Urban and Regional Planners $105,370 0.016%
19-4010 Agricultural and Food Science Technicians $46,060 0.015% 19-1012 Food Scientists and Technologists $90,860 0.015% 19-2012 Physicists $134,500 0.014%
19-3091 Anthropologists and Archeologists $69,480 0.013% 19-3022 Survey Researchers $89,020 0.013%
19-1022 Microbiologists $104,580 0.013%
19-3099 Social Scientists and Related Workers, All Other $90,120 0.012% 19-1023 Zoologists and Wildlife Biologists $75,320 0.012% 19-2099 Physical Scientists, All Other $127,650 0.010%
19-2043 Hydrologists $108,850 0.010%
19-2021 Atmospheric and Space Scientists $114,370 0.009% Marin Commercial Linkage Fee Study 55
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
19-1031 Conservation Scientists $83,700 0.009%
19-2032 Materials Scientists $119,470 0.008%
19-3039 Psychologists, All Other $106,870 0.007%
19-1032 Foresters $93,760 0.004%
19-4071 Forest and Conservation Technicians $47,410 0.003% 19-1041 Epidemiologists $107,760 0.002%
19-3041 Sociologists $101,420 0.001%
19-4092 Forensic Science Technicians $103,940 0.001%
Weighted Mean Annual Wage $81,448 1.104%
21-0000 Community and Social Service Occupations
21-1018
Substance Abuse, Behavioral Disorder, and
Mental Health Counselors $60,290 0.449%
21-1093 Social and Human Service Assistants $48,800 0.222% 21-1023
Mental Health and Substance Abuse Social
Workers $77,630 0.181%
21-1022 Healthcare Social Workers $86,560 0.128%
21-1021 Child, Family, and School Social Workers $61,900 0.085% 21-1013 Marriage and Family Therapists $63,470 0.075%
21-1094 Community Health Workers $55,350 0.064%
21-1091 Health Education Specialists $72,560 0.059%
21-1099
Community and Social Service Specialists, All
Other $59,510 0.038%
21-1015 Rehabilitation Counselors $50,320 0.038%
21-1012
Educational, Guidance, and Career Counselors
and Advisors $78,220 0.027%
21-1019 Counselors, All Other $66,150 0.013%
21-1029 Social Workers, All Other $80,980 0.011%
21-2011 Clergy $72,730 0.007%
21-2021 Directors, Religious Activities and Education $67,180 0.003% 21-2099 Religious Workers, All Other $48,670 0.001%
Weighted Mean Annual Wage $64,024 1.403%
23-0000 Legal Occupations
23-1011 Lawyers $188,910 1.158%
23-2011 Paralegals and Legal Assistants $71,360 0.662%
23-2093 Title Examiners, Abstractors, and Searchers $59,890 0.064% 23-2099 Legal Support Workers, All Other $61,510 0.035% 23-1022 Arbitrators, Mediators, and Conciliators $114,800 0.004% Weighted Mean Annual Wage $141,697 1.923%
25-0000 Educational Instruction and Library Occupations Marin Commercial Linkage Fee Study 56
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
25-3031 Substitute Teachers, Short-Term $42,940 0.079%
25-9045 Teaching Assistants, Except Postsecondary $39,730 0.046% 25-9031 Instructional Coordinators $77,090 0.041%
25-3021 Self-Enrichment Teachers $53,730 0.038%
25-3097 Tutors and Teachers and Instructors, All Other $50,800 0.030% 25-2011 Preschool Teachers, Except Special Education $45,050 0.024% 25-2059 Special Education Teachers, All Other $66,210 0.011% 25-4022 Librarians and Media Collections Specialists $89,390 0.010% 25-9099
Educational Instruction and Library Workers, All
Other $61,100 0.009%
25-1194
Career/Technical Education Teachers,
Postsecondary $87,990 0.007%
25-4031 Library Technicians $58,980 0.005%
25-3011
Adult Basic Education, Adult Secondary
Education, and English as a Second Language
Instructors $94,920 0.002%
25-2051 Special Education Teachers, Preschool $62,550 0.002% 25-1071 Health Specialties Teachers, Postsecondary $115,900 0.002% 25-4011 Archivists $81,730 0.001%
25-2058 Special Education Teachers, Secondary School $93,110 0.001% 25-2031
Secondary School Teachers, Except Special and
Career/Technical Education $93,350 0.001%
25-2052
Special Education Teachers, Kindergarten and
Elementary School $73,540 0.001%
25-9044 Teaching Assistants, Postsecondary $33,880 0.001% 25-2021
Elementary School Teachers, Except Special
Education $84,040 0.001%
Weighted Mean Annual Wage $54,651 0.318%
27-0000
Arts, Design, Entertainment, Sports, and Media
Occupations
27-3031 Public Relations Specialists $84,520 0.274%
27-1024 Graphic Designers $77,110 0.257%
27-3042 Technical Writers $102,500 0.109%
27-1026 Merchandise Displayers and Window Trimmers $38,480 0.102% 27-3041 Editors $86,530 0.091%
27-1025 Interior Designers $72,240 0.068%
27-1011 Art Directors $135,970 0.063%
27-3043 Writers and Authors $93,060 0.062%
27-4021 Photographers $61,530 0.056%
27-3091 Interpreters and Translators $78,250 0.055%
27-1014 Special Effects Artists and Animators $97,570 0.047% 27-2012 Producers and Directors $104,520 0.045%
Marin Commercial Linkage Fee Study 57
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
27-1021 Commercial and Industrial Designers $87,530 0.039% 27-1022 Fashion Designers $89,400 0.029%
27-4011 Audio and Video Technicians $64,140 0.026%
27-3023 News Analysts, Reporters, and Journalists $81,080 0.017% 27-1029 Designers, All Other $91,810 0.014%
27-2022 Coaches and Scouts $48,900 0.013%
27-3099 Media and Communication Workers, All Other $63,270 0.009% 27-4032 Film and Video Editors $83,100 0.007%
27-4031 Camera Operators, Television, Video, and Film $59,160 0.005% 27-1023 Floral Designers $39,920 0.005%
27-1013
Fine Artists, Including Painters, Sculptors, and
Illustrators $85,980 0.004%
27-4098
Lighting Technicians and Media and
Communication Equipment Workers, All Other $60,610 0.003% 27-2023 Umpires, Referees, and Other Sports Officials $38,360 0.003% 27-4014 Sound Engineering Technicians $70,470 0.002%
27-1027 Set and Exhibit Designers $60,530 0.002%
27-1019 Artists and Related Workers, All Other $93,840 0.001% 27-1012 Craft Artists $59,460 0.001%
27-4012 Broadcast Technicians $57,390 0.001%
Weighted Mean Annual Wage $81,665 1.421%
29-0000
Healthcare Practitioners and Technical
Occupations
29-1141 Registered Nurses $138,000 1.900%
29-1228
Physicians, All Other; and Ophthalmologists,
Except Pediatric $173,990 0.831%
29-1292 Dental Hygienists $113,940 0.701%
29-2098
Medical Dosimetrists, Medical Records
Specialists, and Health Technologists and
Technicians, All Other $58,370 0.682%
29-2061
Licensed Practical and Licensed Vocational
Nurses $69,490 0.592%
29-1171 Nurse Practitioners $157,150 0.510%
29-1021 Dentists, General $169,730 0.349%
29-1215 Family Medicine Physicians $213,960 0.343%
29-1071 Physician Assistants $126,810 0.330%
29-2034 Radiologic Technologists and Technicians $103,670 0.253% 29-2010 Clinical Laboratory Technologists and Technicians $65,210 0.216% 29-1123 Physical Therapists $102,470 0.211%
29-2057 Ophthalmic Medical Technicians $52,660 0.173%
29-2056 Veterinary Technologists and Technicians $46,670 0.155% 29-2055 Surgical Technologists $72,790 0.119%
Marin Commercial Linkage Fee Study 58
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
29-1216 General Internal Medicine Physicians $227,810 0.116% 29-1248 Surgeons, Except Ophthalmologists $256,870 0.108% 29-1151 Nurse Anesthetists $254,860 0.105%
29-1131 Veterinarians $113,930 0.104%
29-1221 Pediatricians, General $213,530 0.093%
29-1051 Pharmacists $148,390 0.093%
29-2052 Pharmacy Technicians $51,090 0.092%
29-1122 Occupational Therapists $103,740 0.086%
29-2081 Opticians, Dispensing $50,840 0.082%
29-2032 Diagnostic Medical Sonographers $115,280 0.081% 29-1127 Speech-Language Pathologists $97,500 0.073%
29-1041 Optometrists $125,680 0.068%
29-1031 Dietitians and Nutritionists $87,890 0.065%
29-9098
Health Information Technologists, Medical
Registrars, Surgical Assistants, and Healthcare
Practitioners and Technical Workers, All Other $81,080 0.064% 29-1218 Obstetricians and Gynecologists $223,430 0.059% 29-1223 Psychiatrists $257,150 0.055%
29-1011 Chiropractors $79,240 0.052%
29-2053 Psychiatric Technicians $54,930 0.044%
29-2031 Cardiovascular Technologists and Technicians $75,720 0.037% 29-2035 Magnetic Resonance Imaging Technologists $104,870 0.029% 29-2040 Emergency Medical Technicians and Paramedics $54,180 0.028% 29-1298
Acupuncturists and Healthcare Diagnosing or
Treating Practitioners, All Other $76,670 0.028%
29-1126 Respiratory Therapists $97,950 0.027%
29-1124 Radiation Therapists $142,300 0.025%
29-1181 Audiologists $102,560 0.023%
29-9091 Athletic Trainers $60,150 0.022%
29-1161 Nurse Midwives $156,450 0.018%
29-1081 Podiatrists $132,380 0.016%
29-2033 Nuclear Medicine Technologists $124,660 0.014%
29-1129 Therapists, All Other $62,790 0.011%
29-2091 Orthotists and Prosthetists $81,090 0.007%
29-1125 Recreational Therapists $74,200 0.005%
29-2051 Dietetic Technicians $39,770 0.004%
29-2092 Hearing Aid Specialists $66,050 0.004%
29-9092 Genetic Counselors $108,000 0.002%
Weighted Mean Annual Wage $124,379 9.259%
31-0000 Healthcare Support Occupations
Marin Commercial Linkage Fee Study 59
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
31-9092 Medical Assistants $48,920 2.108%
31-9091 Dental Assistants $51,510 1.095%
31-1120 Home Health and Personal Care Aides $30,320 0.255% 31-1131 Nursing Assistants $45,100 0.239%
31-9096
Veterinary Assistants and Laboratory Animal
Caretakers $36,590 0.134%
31-2021 Physical Therapist Assistants $63,110 0.095%
31-9094 Medical Transcriptionists $50,060 0.086%
31-9097 Phlebotomists $54,040 0.059%
31-2022 Physical Therapist Aides $35,520 0.059%
31-9011 Massage Therapists $50,560 0.052%
31-9093 Medical Equipment Preparers $60,670 0.047%
31-9099 Healthcare Support Workers, All Other $50,950 0.043% 31-2011 Occupational Therapy Assistants $73,400 0.037%
31-1133 Psychiatric Aides $30,930 0.015%
31-1132 Orderlies $44,730 0.011%
31-9095 Pharmacy Aides $46,430 0.010%
31-2012 Occupational Therapy Aides $47,740 0.007%
Weighted Mean Annual Wage $48,408 4.353%
33-0000 Protective Service Occupations
33-9032 Security Guards $38,580 1.039%
33-1090
Miscellaneous First-Line Supervisors, Protective
Service Workers $61,530 0.064%
33-9021 Private Detectives and Investigators $78,150 0.045% 33-9092
Lifeguards, Ski Patrol, and Other Recreational
Protective Service Workers $31,600 0.031%
33-9091 Crossing Guards and Flaggers $52,400 0.031%
33-2011 Firefighters $98,680 0.016%
33-9098
School Bus Monitors and Protective Service
Workers, All Other $49,650 0.016%
33-9011 Animal Control Workers $51,070 0.002%
33-1021
First-Line Supervisors of Firefighting and
Prevention Workers $166,930 0.002%
33-2021 Fire Inspectors and Investigators $119,380 0.001% Weighted Mean Annual Wage $42,511 1.246%
35-0000
Food Preparation and Serving Related
Occupations
35-3011 Bartenders $37,310 0.068%
35-3031 Waiters and Waitresses $37,810 0.062%
35-3023 Fast Food and Counter Workers $31,610 0.057%
Marin Commercial Linkage Fee Study 60
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
35-1012
First-Line Supervisors of Food Preparation and
Serving Workers $44,560 0.052%
35-2021 Food Preparation Workers $31,820 0.030%
35-2014 Cooks, Restaurant $38,430 0.024%
35-2012 Cooks, Institution and Cafeteria $40,710 0.022% 35-9021 Dishwashers $31,680 0.017%
35-9011
Dining Room and Cafeteria Attendants and
Bartender Helpers $35,040 0.015%
35-1011 Chefs and Head Cooks $63,740 0.012%
35-3041 Food Servers, Nonrestaurant $35,200 0.009%
35-2015 Cooks, Short Order $34,460 0.003%
35-9031
Hosts and Hostesses, Restaurant, Lounge, and
Coffee Shop $34,520 0.002%
35-2011 Cooks, Fast Food $27,060 0.001%
35-9099
Food Preparation and Serving Related Workers,
All Other $31,250 0.001%
35-2019 Cooks, All Other $40,740 0.001%
Weighted Mean Annual Wage $37,675 0.377%
37-0000
Building and Grounds Cleaning and Maintenance
Occupations
37-2011
Janitors and Cleaners, Except Maids and
Housekeeping Cleaners $38,870 7.030%
37-3011 Landscaping and Groundskeeping Workers $43,940 4.364% 37-2012 Maids and Housekeeping Cleaners $41,430 0.880%
37-2021 Pest Control Workers $47,050 0.584%
37-1012
First-Line Supervisors of Landscaping, Lawn
Service, and Groundskeeping Workers $68,600 0.529%
37-1011
First-Line Supervisors of Housekeeping and
Janitorial Workers $53,550 0.431%
37-3013 Tree Trimmers and Pruners $49,440 0.316%
37-2019 Building Cleaning Workers, All Other $32,430 0.107% 37-3012
Pesticide Handlers, Sprayers, and Applicators,
Vegetation $79,020 0.097%
37-3019 Grounds Maintenance Workers, All Other $54,060 0.020% Weighted Mean Annual Wage $42,914 14.358%
39-0000 Personal Care and Service Occupations
39-2021 Animal Caretakers $34,130 0.074%
39-9031 Exercise Trainers and Group Fitness Instructors $59,340 0.073% 39-9011 Childcare Workers $35,590 0.069%
39-9032 Recreation Workers $36,490 0.067%
39-1098
First-Line Supervisors of Personal Service and
Entertainment and Recreation Workers, Except
Gambling Services $54,240 0.031%
Marin Commercial Linkage Fee Study 61
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
39-5094 Skincare Specialists $37,640 0.028%
39-9041 Residential Advisors $42,720 0.018%
39-3091 Amusement and Recreation Attendants $29,650 0.015% 39-9098
Crematory Operators and Personal Care and
Service Workers, All Other $35,060 0.011%
39-7010 Tour and Travel Guides $42,380 0.009%
39-6011 Baggage Porters and Bellhops $33,390 0.008%
39-3031 Ushers, Lobby Attendants, and Ticket Takers $33,520 0.008% 39-6012 Concierges $44,060 0.006%
39-5012 Hairdressers, Hairstylists, and Cosmetologists $35,410 0.003% 39-3012 Gambling and Sports Book Writers and Runners $32,190 0.002% 39-3093
Locker Room, Coatroom, and Dressing Room
Attendants $41,030 0.001%
39-3019 Gambling Service Workers, All Other $35,260 0.001% 39-2011 Animal Trainers $42,320 0.001%
Weighted Mean Annual Wage $41,279 0.426%
41-0000 Sales and Related Occupations
41-3091
Sales Representatives of Services, Except
Advertising, Insurance, Financial Services, and
Travel $81,320 1.469%
41-3021 Insurance Sales Agents $109,960 0.419%
41-4012
Sales Representatives, Wholesale and
Manufacturing, Except Technical and Scientific
Products $81,830 0.379%
41-4011
Sales Representatives, Wholesale and
Manufacturing, Technical and Scientific Products $104,680 0.285% 41-2031 Retail Salespersons $34,810 0.171%
41-1012
First-Line Supervisors of Non-Retail Sales
Workers $77,590 0.162%
41-3031
Securities, Commodities, and Financial Services
Sales Agents $101,770 0.139%
41-3011 Advertising Sales Agents $92,720 0.122%
41-9031 Sales Engineers $125,730 0.099%
41-9011 Demonstrators and Product Promoters $36,560 0.078% 41-9041 Telemarketers $33,420 0.072%
41-1011 First-Line Supervisors of Retail Sales Workers $46,980 0.059% 41-2011 Cashiers $32,150 0.051%
41-3041 Travel Agents $53,520 0.046%
41-9022 Real Estate Sales Agents $71,070 0.037%
41-2021 Counter and Rental Clerks $40,320 0.022%
41-2022 Parts Salespersons $45,260 0.007%
41-2012 Gambling Change Persons and Booth Cashiers $32,010 0.000% Weighted Mean Annual Wage $81,059 3.685%
Marin Commercial Linkage Fee Study 62
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
43-0000 Office and Administrative Support Occupations
43-4051 Customer Service Representatives $49,200 2.549% 43-9061 Office Clerks, General $46,920 2.493%
43-4171 Receptionists and Information Clerks $39,990 1.818% 43-3031 Bookkeeping, Accounting, and Auditing Clerks $54,980 1.729% 43-6014
Secretaries and Administrative Assistants, Except
Legal, Medical, and Executive $51,170 1.697%
43-1011
First-Line Supervisors of Office and
Administrative Support Workers $71,190 1.447%
43-6013
Medical Secretaries and Administrative
Assistants $49,140 1.382%
43-3021 Billing and Posting Clerks $50,120 0.988%
43-6011
Executive Secretaries and Executive
Administrative Assistants $82,480 0.628%
43-6012 Legal Secretaries and Administrative Assistants $69,990 0.332% 43-9041 Insurance Claims and Policy Processing Clerks $53,480 0.268% 43-5061 Production, Planning, and Expediting Clerks $63,180 0.262% 43-3011 Bill and Account Collectors $55,830 0.244%
43-3051 Payroll and Timekeeping Clerks $63,280 0.214%
43-4111 Interviewers, Except Eligibility and Loan $55,180 0.207% 43-9021 Data Entry Keyers $41,790 0.194%
43-5071 Shipping, Receiving, and Inventory Clerks $42,910 0.189% 43-4131 Loan Interviewers and Clerks $49,770 0.176%
43-4161
Human Resources Assistants, Except Payroll and
Timekeeping $53,370 0.148%
43-9199
Office and Administrative Support Workers, All
Other $45,160 0.146%
43-4071 File Clerks $41,240 0.135%
43-5032 Dispatchers, Except Police, Fire, and Ambulance $54,040 0.074% 43-4199 Information and Record Clerks, All Other $57,150 0.067% 43-9051
Mail Clerks and Mail Machine Operators, Except
Postal Service $39,020 0.061%
43-2011
Switchboard Operators, Including Answering
Service $49,560 0.056%
43-3071 Tellers $36,170 0.052%
43-3061 Procurement Clerks $50,680 0.049%
43-5021 Couriers and Messengers $42,320 0.047%
43-4151 Order Clerks $45,220 0.045%
43-9071 Office Machine Operators, Except Computer $35,990 0.038% 43-3099 Financial Clerks, All Other $47,510 0.032%
43-5011 Cargo and Freight Agents $50,610 0.030%
43-4041 Credit Authorizers, Checkers, and Clerks $47,330 0.026% Marin Commercial Linkage Fee Study 63
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
43-5111
Weighers, Measurers, Checkers, and Samplers,
Recordkeeping $41,640 0.024%
43-4141 New Accounts Clerks $44,890 0.019%
43-9022 Word Processors and Typists $63,600 0.016%
43-4011 Brokerage Clerks $61,580 0.014%
43-4061 Eligibility Interviewers, Government Programs $68,450 0.010% 43-9111 Statistical Assistants $54,820 0.010%
43-9031 Desktop Publishers $64,290 0.008%
43-5041 Meter Readers, Utilities $76,620 0.008%
43-9081 Proofreaders and Copy Markers $51,200 0.007%
43-4081 Hotel, Motel, and Resort Desk Clerks $39,440 0.004% 43-2099 Communications Equipment Operators, All Other $65,500 0.004% 43-4031 Court, Municipal, and License Clerks $68,870 0.003% 43-2021 Telephone Operators $48,480 0.003%
43-4121 Library Assistants, Clerical $43,600 0.003%
Weighted Mean Annual Wage $52,314 17.996%
45-0000 Farming, Fishing, and Forestry Occupations
45-2092
Farmworkers and Laborers, Crop, Nursery, and
Greenhouse $37,430 0.023%
45-2093
Farmworkers, Farm, Ranch, and Aquacultural
Animals $35,610 0.006%
45-1011
First-Line Supervisors of Farming, Fishing, and
Forestry Workers $54,120 0.004%
45-2011 Agricultural Inspectors $71,880 0.002%
45-2091 Agricultural Equipment Operators $35,950 0.002% 45-2099 Agricultural Workers, All Other $40,440 0.002%
45-4011 Forest and Conservation Workers $28,010 0.001%
Weighted Mean Annual Wage $39,878 0.039%
47-0000 Construction and Extraction Occupations
47-2061 Construction Laborers $55,970 0.208%
47-4011 Construction and Building Inspectors $101,820 0.110% 47-2111 Electricians $100,400 0.068%
47-2031 Carpenters $71,490 0.051%
47-1011
First-Line Supervisors of Construction Trades and
Extraction Workers $99,580 0.048%
47-2152 Plumbers, Pipefitters, and Steamfitters $87,230 0.034% 47-2073
Operating Engineers and Other Construction
Equipment Operators $86,240 0.020%
47-2051 Cement Masons and Concrete Finishers $65,350 0.011% 47-2141 Painters, Construction and Maintenance $67,770 0.011% 47-2211 Sheet Metal Workers $68,510 0.008%
Marin Commercial Linkage Fee Study 64
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
47-4090 Miscellaneous Construction and Related Workers $63,360 0.007% 47-4041 Hazardous Materials Removal Workers $48,770 0.007% 47-5097
Earth Drillers, Except Oil and Gas; and Explosives
Workers, Ordnance Handling Experts, and
Blasters $64,130 0.006%
47-3019 Helpers, Construction Trades, All Other $36,580 0.003% 47-5022
Excavating and Loading Machine and Dragline
Operators, Surface Mining $91,850 0.003%
47-2181 Roofers $55,100 0.003%
47-2011 Boilermakers $86,630 0.002%
47-2071
Paving, Surfacing, and Tamping Equipment
Operators $63,960 0.001%
47-5081 Helpers--Extraction Workers $48,630 0.001%
47-5012 Rotary Drill Operators, Oil and Gas $112,770 0.001% 47-2221 Structural Iron and Steel Workers $75,630 0.001% 47-3012 Helpers--Carpenters $41,650 0.001%
47-2121 Glaziers $72,550 0.001%
47-2041 Carpet Installers $64,200 0.001%
47-2151 Pipelayers $68,280 0.001%
47-4051 Highway Maintenance Workers $63,210 0.001%
Weighted Mean Annual Wage $76,185 0.620%
49-0000
Installation, Maintenance, and Repair
Occupations
49-9071 Maintenance and Repair Workers, General $56,230 0.473% 49-9099
Installation, Maintenance, and Repair Workers,
All Other $55,210 0.152%
49-1011
First-Line Supervisors of Mechanics, Installers,
and Repairers $89,740 0.113%
49-2098 Security and Fire Alarm Systems Installers $50,410 0.063% 49-2011
Computer, Automated Teller, and Office Machine
Repairers $45,100 0.052%
49-2022
Telecommunications Equipment Installers and
Repairers, Except Line Installers $69,090 0.051%
49-9041 Industrial Machinery Mechanics $78,010 0.036%
49-3053
Outdoor Power Equipment and Other Small
Engine Mechanics $45,750 0.034%
49-3023 Automotive Service Technicians and Mechanics $58,630 0.031% 49-3031
Bus and Truck Mechanics and Diesel Engine
Specialists $68,840 0.027%
49-9052
Telecommunications Line Installers and
Repairers $64,390 0.024%
49-9062 Medical Equipment Repairers $69,330 0.022%
49-3042
Mobile Heavy Equipment Mechanics, Except
Engines $75,510 0.019%
Marin Commercial Linkage Fee Study 65
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
49-2094
Electrical and Electronics Repairers, Commercial
and Industrial Equipment $79,500 0.017%
49-9094 Locksmiths and Safe Repairers $63,770 0.016%
49-9098
Helpers--Installation, Maintenance, and Repair
Workers $37,740 0.015%
49-9021
Heating, Air Conditioning, and Refrigeration
Mechanics and Installers $76,480 0.013%
49-9043 Maintenance Workers, Machinery $63,090 0.011%
49-9051 Electrical Power-Line Installers and Repairers $111,740 0.007% 49-9044 Millwrights $82,700 0.007%
49-9012
Control and Valve Installers and Repairers,
Except Mechanical Door $63,770 0.006%
49-2097 Audiovisual Equipment Installers and Repairers $59,500 0.005% 49-3041
Farm Equipment Mechanics and Service
Technicians $42,060 0.005%
49-2091 Avionics Technicians $91,240 0.004%
49-9069
Precision Instrument and Equipment Repairers,
All Other $77,950 0.003%
49-3021 Automotive Body and Related Repairers $57,580 0.003% 49-9091
Coin, Vending, and Amusement Machine
Servicers and Repairers $43,550 0.002%
49-2093
Electrical and Electronics Installers and
Repairers, Transportation Equipment $75,530 0.001%
49-2021
Radio, Cellular, and Tower Equipment Installers
and Repairers $85,700 0.001%
49-9031 Home Appliance Repairers $53,820 0.001%
49-9096 Riggers $73,610 0.001%
49-3093 Tire Repairers and Changers $36,640 0.001%
49-9081 Wind Turbine Service Technicians $62,910 0.001% 49-2092 Electric Motor, Power Tool, and Related Repairers $55,250 0.001% Weighted Mean Annual Wage $60,320 1.246%
51-0000 Production Occupations
51-2090 Miscellaneous Assemblers and Fabricators $43,160 0.454% 51-9061
Inspectors, Testers, Sorters, Samplers, and
Weighers $49,860 0.261%
51-9199 Production Workers, All Other $37,130 0.160%
51-9198 Helpers--Production Workers $34,400 0.146%
51-9111
Packaging and Filling Machine Operators and
Tenders $34,740 0.096%
51-2028
Electrical, Electronic, and Electromechanical
Assemblers, Except Coil Winders, Tapers, and
Finishers $43,800 0.086%
51-1011
First-Line Supervisors of Production and
Operating Workers $76,700 0.084%
51-6011 Laundry and Dry-Cleaning Workers $34,880 0.066% Marin Commercial Linkage Fee Study 66
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
51-4041 Machinists $59,690 0.059%
51-4121 Welders, Cutters, Solderers, and Brazers $58,600 0.046% 51-5112 Printing Press Operators $43,690 0.039%
51-4081
Multiple Machine Tool Setters, Operators, and
Tenders, Metal and Plastic $39,080 0.033%
51-6099
Textile, Apparel, and Furnishings Workers, All
Other $37,420 0.030%
51-4072
Molding, Coremaking, and Casting Machine
Setters, Operators, and Tenders, Metal and
Plastic $44,990 0.023%
51-3092 Food Batchmakers $35,300 0.018%
51-9081 Dental Laboratory Technicians $43,620 0.018%
51-4031
Cutting, Punching, and Press Machine Setters,
Operators, and Tenders, Metal and Plastic $41,700 0.017% 51-9083 Ophthalmic Laboratory Technicians $43,010 0.016% 51-4199 Metal Workers and Plastic Workers, All Other $49,010 0.014% 51-9161 Computer Numerically Controlled Tool Operators $50,790 0.012% 51-6031 Sewing Machine Operators $32,880 0.010%
51-3022 Meat, Poultry, and Fish Cutters and Trimmers $35,910 0.009% 51-9124
Coating, Painting, and Spraying Machine Setters,
Operators, and Tenders $50,520 0.009%
51-5111 Prepress Technicians and Workers $53,090 0.008% 51-3099 Food Processing Workers, All Other $32,410 0.008% 51-8031
Water and Wastewater Treatment Plant and
System Operators $93,680 0.007%
51-9151
Photographic Process Workers and Processing
Machine Operators $51,650 0.007%
51-3011 Bakers $36,960 0.006%
51-9082 Medical Appliance Technicians $56,910 0.006%
51-4111 Tool and Die Makers $72,410 0.006%
51-9195
Molders, Shapers, and Casters, Except Metal and
Plastic $44,460 0.005%
51-9041
Extruding, Forming, Pressing, and Compacting
Machine Setters, Operators, and Tenders $38,720 0.005%
51-9023
Mixing and Blending Machine Setters, Operators,
and Tenders $48,700 0.004%
51-8013 Power Plant Operators $105,500 0.004%
51-2041 Structural Metal Fabricators and Fitters $44,090 0.004% 51-8093
Petroleum Pump System Operators, Refinery
Operators, and Gaugers $90,580 0.004%
51-6092 Fabric and Apparel Patternmakers $44,530 0.004% 51-7011 Cabinetmakers and Bench Carpenters $46,910 0.004% 51-5113 Print Binding and Finishing Workers $39,120 0.004% 51-8021 Stationary Engineers and Boiler Operators $103,370 0.004% 51-9032
Cutting and Slicing Machine Setters, Operators,
and Tenders $44,320 0.003%
Marin Commercial Linkage Fee Study 67
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
51-9011 Chemical Equipment Operators and Tenders $56,050 0.003% 51-4122
Welding, Soldering, and Brazing Machine Setters,
Operators, and Tenders $45,170 0.003%
51-9162
Computer Numerically Controlled Tool
Programmers $81,250 0.003%
51-8099 Plant and System Operators, All Other $79,160 0.002% 51-9071 Jewelers and Precious Stone and Metal Workers $39,560 0.002% 51-7042
Woodworking Machine Setters, Operators, and
Tenders, Except Sawing $35,680 0.002%
51-7041
Sawing Machine Setters, Operators, and Tenders,
Wood $31,740 0.002%
51-6093 Upholsterers $46,490 0.002%
51-4035
Milling and Planing Machine Setters, Operators,
and Tenders, Metal and Plastic $51,190 0.002%
51-3093 Food Cooking Machine Operators and Tenders $29,560 0.002% 51-4023
Rolling Machine Setters, Operators, and Tenders,
Metal and Plastic $40,960 0.001%
51-9021
Crushing, Grinding, and Polishing Machine
Setters, Operators, and Tenders $37,690 0.001%
51-4022
Forging Machine Setters, Operators, and Tenders,
Metal and Plastic $46,780 0.001%
51-7021 Furniture Finishers $35,980 0.001%
51-4032
Drilling and Boring Machine Tool Setters,
Operators, and Tenders, Metal and Plastic $48,700 0.001% 51-9123 Painting, Coating, and Decorating Workers $49,290 0.001% 51-9012
Separating, Filtering, Clarifying, Precipitating, and
Still Machine Setters, Operators, and Tenders $57,140 0.001% 51-3091
Food and Tobacco Roasting, Baking, and Drying
Machine Operators and Tenders $39,920 0.001%
51-3021 Butchers and Meat Cutters $39,080 0.001%
51-6063
Textile Knitting and Weaving Machine Setters,
Operators, and Tenders $27,820 0.001%
51-4033
Grinding, Lapping, Polishing, and Buffing Machine
Tool Setters, Operators, and Tenders, Metal and
Plastic $45,420 0.001%
51-6052 Tailors, Dressmakers, and Custom Sewers $52,870 0.001% 51-4034
Lathe and Turning Machine Tool Setters,
Operators, and Tenders, Metal and Plastic $53,800 0.001% 51-8092 Gas Plant Operators $98,340 0.001%
51-4071 Foundry Mold and Coremakers $43,730 0.001%
51-6021 Pressers, Textile, Garment, and Related Materials $30,100 0.001% 51-2051 Fiberglass Laminators and Fabricators $45,970 0.001% Weighted Mean Annual Wage $44,646 1.867%
53-0000 Transportation and Material Moving Occupations
53-7062
Laborers and Freight, Stock, and Material
Movers, Hand $39,930 1.364%
Marin Commercial Linkage Fee Study 68
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
53-3031 Driver/Sales Workers $34,920 0.383%
53-7065 Stockers and Order Fillers $36,170 0.279%
53-7064 Packers and Packagers, Hand $32,950 0.277%
53-3032 Heavy and Tractor-Trailer Truck Drivers $51,440 0.193% 53-7051 Industrial Truck and Tractor Operators $43,940 0.168% 53-3033 Light Truck Drivers $48,790 0.121%
53-7061 Cleaners of Vehicles and Equipment $33,470 0.119% 53-1047
First-Line Supervisors of Transportation and
Material Moving Workers, Except Aircraft Cargo
Handling Supervisors $66,690 0.080%
53-3058
Passenger Vehicle Drivers, Except Bus Drivers,
Transit and Intercity $40,610 0.056%
53-3099 Motor Vehicle Operators, All Other $55,930 0.031% 53-6021 Parking Attendants $34,320 0.022%
53-2012 Commercial Pilots $113,260 0.014%
53-3052 Bus Drivers, Transit and Intercity $58,860 0.006% 53-7063 Machine Feeders and Offbearers $43,880 0.006%
53-7199 Material Moving Workers, All Other $34,200 0.005% 53-2022 Airfield Operations Specialists $56,410 0.005%
53-6051 Transportation Inspectors $94,170 0.004%
53-6031 Automotive and Watercraft Service Attendants $31,340 0.003% 53-6098
Aircraft Service Attendants and Transportation
Workers, All Other $52,040 0.003%
53-2011 Airline Pilots, Copilots, and Flight Engineers $243,550 0.002% 53-6041 Traffic Technicians $86,560 0.002%
53-2031 Flight Attendants $51,230 0.001%
53-6061 Passenger Attendants $34,080 0.001%
Weighted Mean Annual Wage $40,712 3.162%

Total, Land Use $85,440.54 100.000%
Notes:
(a) Occupational mix by industry was obtained from US Bureau of Labor Statistics, Occupational Employment Statistics, 2019. (b) Wage data for the San Francisco Metropolitan Statistical Area was obtained from California Economic Development Department, OES Employment and Wages by Occupation, 2019.
(c) Distribution of workers is calculated based on the existing distribution of employment by industry in Marin County, provided by Quarterly Census of Employment and Wages (QCEW), 2019
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.

Marin Commercial Linkage Fee Study 69
FIGURE 36. OCCUPATIONAL MIX AND AVERAGE WAGES FOR RETAIL/RESTAURANT/SERVICES Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Retail Workers (c)
11-0000 Management Occupations
11-9051 Food Service Managers $63,460 1.525%
11-1021 General and Operations Managers $155,850 0.800% 11-2022 Sales Managers $159,720 0.046%
11-3031 Financial Managers $182,190 0.016%
11-3010
Administrative Services and Facilities
Managers $132,020 0.008%
11-2021 Marketing Managers $181,720 0.007%
11-9198
Personal Service Managers, All Other;
Entertainment and Recreation Managers,
Except Gambling; and Managers, All Other $168,900 0.005% 11-3121 Human Resources Managers $163,810 0.004%
11-1011 Chief Executives $236,060 0.003%
11-3071
Transportation, Storage, and Distribution
Managers $123,910 0.002%
11-3021 Computer and Information Systems Managers $201,960 0.002% 11-3131 Training and Development Managers $152,380 0.002% 11-9111 Medical and Health Services Managers $142,760 0.001% 11-3061 Purchasing Managers $154,870 0.001%
11-3051 Industrial Production Managers $140,910 0.001%
Weighted Mean Annual Wage $98,093 2.423%

13-0000
Business and Financial Operations
Occupations
13-1151 Training and Development Specialists $83,550 0.079% 13-1161
Market Research Analysts and Marketing
Specialists $91,350 0.041%
13-2011 Accountants and Auditors $93,590 0.035%
13-1071 Human Resources Specialists $89,820 0.029%
13-1121 Meeting, Convention, and Event Planners $67,530 0.029% 13-1020 Buyers and Purchasing Agents $79,040 0.019%
13-2072 Loan Officers $84,940 0.012%
13-1198
Project Management Specialists and Business
Operations Specialists, All Other $93,010 0.009%
13-1051 Cost Estimators $98,960 0.007%
13-2098
Financial and Investment Analysts, Financial
Risk Specialists, and Financial Specialists, All
Other $119,100 0.003%
13-1111 Management Analysts $113,750 0.001%
13-1081 Logisticians $82,010 0.001%
13-2041 Credit Analysts $109,330 0.001%
13-1041 Compliance Officers $92,960 0.001%
Weighted Mean Annual Wage $86,096 0.269%

Marin Commercial Linkage Fee Study 70

FIGURE 36. OCCUPATIONAL MIX AND WAGES FOR RETAIL/RESTAURANT/SERVICES, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total Retail
Workers (c)
15-0000 Computer and Mathematical Occupations
15-1232 Computer User Support Specialists $75,640 0.004% 15-1256
Software Developers and Software Quality
Assurance Analysts and Testers $145,250 0.003%
15-1244 Network and Computer Systems Administrators $104,370 0.003% 15-1257 Web Developers and Digital Interface Designers $110,790 0.003% 15-1299 Computer Occupations, All Other $120,370 0.003% 15-1211 Computer Systems Analysts $121,300 0.001%
15-1231 Computer Network Support Specialists $85,990 0.001% 15-1251 Computer Programmers $116,400 0.001%
Weighted Mean Annual Wage $109,230 0.019%

21-0000 Community and Social Service Occupations
21-1019 Counselors, All Other $66,150 0.001%
21-1022 Healthcare Social Workers $86,560 0.0005%
Weighted Mean Annual Wage $73,047 0.001%

23-0000 Legal Occupations
23-2093 Title Examiners, Abstractors, and Searchers $59,890 0.002% 23-2099 Legal Support Workers, All Other $61,510 0.0003% 23-1011 Lawyers $188,910 0.0003%
Weighted Mean Annual Wage $73,546 0.002%

25-0000 Educational Instruction and Library Occupations 25-3021 Self-Enrichment Teachers $53,730 0.005%
25-3097 Tutors and Teachers and Instructors, All Other $50,800 0.0001% 25-9031 Instructional Coordinators $77,090 0.0001%
Weighted Mean Annual Wage $54,313 0.005%

27-0000
Arts, Design, Entertainment, Sports, and Media
Occupations
27-2012 Producers and Directors $104,520 0.017%
27-3031 Public Relations Specialists $84,520 0.011%
27-1026 Merchandise Displayers and Window Trimmers $38,480 0.011% 27-4032 Film and Video Editors $83,100 0.007%
27-4011 Audio and Video Technicians $64,140 0.005%
27-1024 Graphic Designers $77,110 0.005%
27-1025 Interior Designers $72,240 0.004%
27-1014 Special Effects Artists and Animators $97,570 0.004% 27-4031 Camera Operators, Television, Video, and Film $59,160 0.003% Marin Commercial Linkage Fee Study 71
FIGURE 36. OCCUPATIONAL MIX AND WAGES FOR RETAIL/RESTAURANT/SERVICES, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total Retail
Workers (c)
27-4098
Lighting Technicians and Media and
Communication Equipment Workers, All Other $60,610 0.003% 27-3099 Media and Communication Workers, All Other $63,270 0.002% 27-4021 Photographers $61,530 0.002%
27-1027 Set and Exhibit Designers $60,530 0.002%
27-1011 Art Directors $135,970 0.002%
27-1023 Floral Designers $39,920 0.002%
27-3041 Editors $86,530 0.002%
27-1022 Fashion Designers $89,400 0.001%
27-4014 Sound Engineering Technicians $70,470 0.001%
27-1019 Artists and Related Workers, All Other $93,840 0.001% 27-3043 Writers and Authors $93,060 0.001%
27-1013
Fine Artists, Including Painters, Sculptors, and
Illustrators $85,980 0.001%
27-4012 Broadcast Technicians $57,390 0.001%
Weighted Mean Annual Wage $66,961 0.102%

29-0000
Healthcare Practitioners and Technical
Occupations
29-2052 Pharmacy Technicians $51,090 0.143%
29-1051 Pharmacists $148,390 0.089%
29-2081 Opticians, Dispensing $50,840 0.014%
29-1041 Optometrists $125,680 0.004%
29-1031 Dietitians and Nutritionists $87,890 0.003%
29-2092 Hearing Aid Specialists $66,050 0.003%
29-1141 Registered Nurses $138,000 0.002%
29-2091 Orthotists and Prosthetists $81,090 0.001%
29-2057 Ophthalmic Medical Technicians $52,660 0.001%
29-1126 Respiratory Therapists $97,950 0.001%
29-1181 Audiologists $102,560 0.001%
29-1171 Nurse Practitioners $157,150 0.001%
29-2098
Medical Dosimetrists, Medical Records
Specialists, and Health Technologists and
Technicians, All Other $58,370 0.001%
29-1298
Acupuncturists and Healthcare Diagnosing or
Treating Practitioners, All Other $76,670 0.001%
Weighted Mean Annual Wage $86,954 0.266%

31-0000 Healthcare Support Occupations
31-9011 Massage Therapists $50,560 0.041%
31-9095 Pharmacy Aides $46,430 0.017%
31-9099 Healthcare Support Workers, All Other $50,950 0.002% Marin Commercial Linkage Fee Study 72
FIGURE 36. OCCUPATIONAL MIX AND WAGES FOR RETAIL/RESTAURANT/SERVICES, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total Retail
Workers (c)
31-1120 Home Health and Personal Care Aides $30,320 0.001% 31-9092 Medical Assistants $48,920 0.001%
Weighted Mean Annual Wage $48,986 0.063%

33-0000 Protective Service Occupations
33-9032 Security Guards $38,580 0.106%
33-1090
Miscellaneous First-Line Supervisors, Protective
Service Workers $61,530 0.001%
33-9098
School Bus Monitors and Protective Service
Workers, All Other $49,650 0.001%
Weighted Mean Annual Wage $38,981 0.108%

35-0000
Food Preparation and Serving Related
Occupations
35-3023 Fast Food and Counter Workers $31,610 28.085%
35-3031 Waiters and Waitresses $37,810 18.684%
35-2014 Cooks, Restaurant $38,430 10.548%
35-1012
First-Line Supervisors of Food Preparation and
Serving Workers $44,560 6.745%
35-2011 Cooks, Fast Food $27,060 4.527%
35-2021 Food Preparation Workers $31,820 3.926%
35-9021 Dishwashers $31,680 3.412%
35-9031
Hosts and Hostesses, Restaurant, Lounge, and
Coffee Shop $34,520 3.306%
35-9011
Dining Room and Cafeteria Attendants and
Bartender Helpers $35,040 2.686%
35-3011 Bartenders $37,310 2.682%
35-2015 Cooks, Short Order $34,460 0.857%
35-1011 Chefs and Head Cooks $63,740 0.599%
35-9099
Food Preparation and Serving Related Workers,
All Other $31,250 0.368%
35-3041 Food Servers, Nonrestaurant $35,200 0.177%
35-2012 Cooks, Institution and Cafeteria $40,710 0.082% 35-2019 Cooks, All Other $40,740 0.002%
Weighted Mean Annual Wage $35,217 86.687%

37-0000
Building and Grounds Cleaning and
Maintenance Occupations
37-2011
Janitors and Cleaners, Except Maids and
Housekeeping Cleaners $38,870 0.287%
37-2012 Maids and Housekeeping Cleaners $41,430 0.022%
37-3011 Landscaping and Groundskeeping Workers $43,940 0.011% 37-1011
First-Line Supervisors of Housekeeping and
Janitorial Workers $53,550 0.002%
Marin Commercial Linkage Fee Study 73
FIGURE 36. OCCUPATIONAL MIX AND WAGES FOR RETAIL/RESTAURANT/SERVICES, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total Retail
Workers (c)
Weighted Mean Annual Wage $39,305 0.321%

39-0000 Personal Care and Service Occupations
39-5012 Hairdressers, Hairstylists, and Cosmetologists $35,410 0.243% 39-5092 Manicurists and Pedicurists $29,490 0.079%
39-2021 Animal Caretakers $34,130 0.045%
39-5094 Skincare Specialists $37,640 0.031%
39-1098
First-Line Supervisors of Personal Service and
Entertainment and Recreation Workers, Except
Gambling Services $54,240 0.027%
39-3091 Amusement and Recreation Attendants $29,650 0.025% 39-3031 Ushers, Lobby Attendants, and Ticket Takers $33,520 0.020% 39-5011 Barbers $52,940 0.014%
39-5093 Shampooers - 0.009%
39-9098
Crematory Operators and Personal Care and
Service Workers, All Other $35,060 0.007%
39-3093
Locker Room, Coatroom, and Dressing Room
Attendants $41,030 0.005%
39-9031 Exercise Trainers and Group Fitness Instructors $59,340 0.004% 39-2011 Animal Trainers $42,320 0.003%
39-6012 Concierges $44,060 0.002%
39-3021 Motion Picture Projectionists $34,350 0.001%
39-5091 Makeup Artists, Theatrical and Performance - 0.001% 39-4021 Funeral Attendants $39,180 0.001%
39-4031 Morticians, Undertakers, and Funeral Arrangers $60,050 0.001% 39-3092 Costume Attendants $42,930 0.001%
39-6011 Baggage Porters and Bellhops $33,390 0.001%
39-7010 Tour and Travel Guides $42,380 0.001%
39-9011 Childcare Workers $35,590 0.001%
Weighted Mean Annual Wage $35,291 0.523%

41-0000 Sales and Related Occupations
41-2011 Cashiers $32,150 3.652%
41-2031 Retail Salespersons $34,810 1.668%
41-1011 First-Line Supervisors of Retail Sales Workers $46,980 0.367% 41-2022 Parts Salespersons $45,260 0.083%
41-3091
Sales Representatives of Services, Except
Advertising, Insurance, Financial Services, and
Travel $81,320 0.080%
41-2021 Counter and Rental Clerks $40,320 0.072%
41-4012
Sales Representatives, Wholesale and
Manufacturing, Except Technical and Scientific
Products $81,830 0.035%
Marin Commercial Linkage Fee Study 74
FIGURE 36. OCCUPATIONAL MIX AND WAGES FOR RETAIL/RESTAURANT/SERVICES, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total Retail
Workers (c)
41-1012
First-Line Supervisors of Non-Retail Sales
Workers $77,590 0.013%
41-9099 Sales and Related Workers, All Other - 0.010%
41-3031
Securities, Commodities, and Financial Services
Sales Agents $101,770 0.004%
41-4011
Sales Representatives, Wholesale and
Manufacturing, Technical and Scientific
Products $104,680 0.003%
41-9041 Telemarketers $33,420 0.003%
41-9011 Demonstrators and Product Promoters $36,560 0.002% 41-3011 Advertising Sales Agents $92,720 0.001%
41-3021 Insurance Sales Agents $109,960 0.001%
Weighted Mean Annual Wage $35,176 5.992%

43-0000 Office and Administrative Support Occupations
43-9061 Office Clerks, General $46,920 0.285%
43-4051 Customer Service Representatives $49,200 0.214% 43-3031 Bookkeeping, Accounting, and Auditing Clerks $54,980 0.202% 43-6014
Secretaries and Administrative Assistants,
Except Legal, Medical, and Executive $51,170 0.094%
43-4171 Receptionists and Information Clerks $39,990 0.093% 43-1011
First-Line Supervisors of Office and
Administrative Support Workers $71,190 0.068%
43-5071 Shipping, Receiving, and Inventory Clerks $42,910 0.045% 43-4151 Order Clerks $45,220 0.016%
43-3051 Payroll and Timekeeping Clerks $63,280 0.015%
43-3021 Billing and Posting Clerks $50,120 0.011%
43-6011
Executive Secretaries and Executive
Administrative Assistants $82,480 0.008%
43-5061 Production, Planning, and Expediting Clerks $63,180 0.007% 43-4161
Human Resources Assistants, Except Payroll
and Timekeeping $53,370 0.006%
43-2011
Switchboard Operators, Including Answering
Service $49,560 0.006%
43-9199
Office and Administrative Support Workers, All
Other $45,160 0.005%
43-3011 Bill and Account Collectors $55,830 0.004%
43-5032 Dispatchers, Except Police, Fire, and Ambulance $54,040 0.003% 43-4071 File Clerks $41,240 0.003%
43-3061 Procurement Clerks $50,680 0.003%
43-5021 Couriers and Messengers $42,320 0.003%
43-9021 Data Entry Keyers $41,790 0.002%
43-4199 Information and Record Clerks, All Other $57,150 0.002% 43-4041 Credit Authorizers, Checkers, and Clerks $47,330 0.002% Marin Commercial Linkage Fee Study 75
FIGURE 36. OCCUPATIONAL MIX AND WAGES FOR RETAIL/RESTAURANT/SERVICES, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total Retail
Workers (c)
43-4131 Loan Interviewers and Clerks $49,770 0.002%
43-6013
Medical Secretaries and Administrative
Assistants $49,140 0.001%
43-9041 Insurance Claims and Policy Processing Clerks $53,480 0.001% Weighted Mean Annual Wage $50,617 1.104%

45-0000 Farming, Fishing, and Forestry Occupations
45-2092
Farmworkers and Laborers, Crop, Nursery, and
Greenhouse $37,430 0.002%
45-1011
First-Line Supervisors of Farming, Fishing, and
Forestry Workers $54,120 0.0001%
Weighted Mean Annual Wage $38,161 0.002%

47-0000 Construction and Extraction Occupations
47-2031 Carpenters $71,490 0.007%
47-2121 Glaziers $72,550 0.005%
47-2041 Carpet Installers $64,200 0.005%
47-1011
First-Line Supervisors of Construction Trades
and Extraction Workers $99,580 0.002%
47-2111 Electricians $100,400 0.001%
47-2042
Floor Layers, Except Carpet, Wood, and Hard
Tiles $66,540 0.001%
47-2061 Construction Laborers $55,970 0.001%
47-4031 Fence Erectors $44,820 0.001%
47-2044 Tile and Stone Setters $59,410 0.001%
Weighted Mean Annual Wage $70,399 0.027%

49-0000
Installation, Maintenance, and Repair
Occupations
49-3023 Automotive Service Technicians and Mechanics $58,630 0.273% 49-9071 Maintenance and Repair Workers, General $56,230 0.166% 49-1011
First-Line Supervisors of Mechanics, Installers,
and Repairers $89,740 0.038%
49-3021 Automotive Body and Related Repairers $57,580 0.028% 49-3093 Tire Repairers and Changers $36,640 0.018%
49-9091
Coin, Vending, and Amusement Machine
Servicers and Repairers $43,550 0.010%
49-9099
Installation, Maintenance, and Repair Workers,
All Other $55,210 0.009%
49-2011
Computer, Automated Teller, and Office Machine
Repairers $45,100 0.008%
49-9098
Helpers--Installation, Maintenance, and Repair
Workers $37,740 0.007%
49-3031
Bus and Truck Mechanics and Diesel Engine
Specialists $68,840 0.006%
Marin Commercial Linkage Fee Study 76
FIGURE 36. OCCUPATIONAL MIX AND WAGES FOR RETAIL/RESTAURANT/SERVICES, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total Retail
Workers (c)
49-3091 Bicycle Repairers $32,090 0.006%
49-9031 Home Appliance Repairers $53,820 0.004%
49-9011 Mechanical Door Repairers $52,210 0.003%
49-9063 Musical Instrument Repairers and Tuners - 0.003% 49-2097 Audiovisual Equipment Installers and Repairers $59,500 0.003% 49-3053
Outdoor Power Equipment and Other Small
Engine Mechanics $45,750 0.003%
49-9062 Medical Equipment Repairers $69,330 0.002%
49-2096
Electronic Equipment Installers and Repairers,
Motor Vehicles $47,500 0.002%
49-9021
Heating, Air Conditioning, and Refrigeration
Mechanics and Installers $76,480 0.001%
49-3052 Motorcycle Mechanics $57,800 0.001%
49-3051 Motorboat Mechanics and Service Technicians $59,490 0.001% 49-3092 Recreational Vehicle Service Technicians $42,360 0.001% 49-9096 Riggers $73,610 0.001%
49-9095
Manufactured Building and Mobile Home
Installers - 0.001%
Weighted Mean Annual Wage $57,919 0.594%

51-0000 Production Occupations
51-3011 Bakers $36,960 0.349%
51-6011 Laundry and Dry-Cleaning Workers $34,880 0.032% 51-3092 Food Batchmakers $35,300 0.032%
51-3021 Butchers and Meat Cutters $39,080 0.018%
51-9012
Separating, Filtering, Clarifying, Precipitating,
and Still Machine Setters, Operators, and
Tenders $57,140 0.014%
51-1011
First-Line Supervisors of Production and
Operating Workers $76,700 0.013%
51-2090 Miscellaneous Assemblers and Fabricators $43,160 0.010% 51-3091
Food and Tobacco Roasting, Baking, and Drying
Machine Operators and Tenders $39,920 0.009%
51-6021
Pressers, Textile, Garment, and Related
Materials $30,100 0.009%
51-6052 Tailors, Dressmakers, and Custom Sewers $52,870 0.007% 51-9083 Ophthalmic Laboratory Technicians $43,010 0.006% 51-9061
Inspectors, Testers, Sorters, Samplers, and
Weighers $49,860 0.005%
51-3022 Meat, Poultry, and Fish Cutters and Trimmers $35,910 0.005% 51-3099 Food Processing Workers, All Other $32,410 0.005% 51-6031 Sewing Machine Operators $32,880 0.004%
51-9124
Coating, Painting, and Spraying Machine
Setters, Operators, and Tenders $50,520 0.003%
51-9198 Helpers--Production Workers $34,400 0.003%
Marin Commercial Linkage Fee Study 77
FIGURE 36. OCCUPATIONAL MIX AND WAGES FOR RETAIL/RESTAURANT/SERVICES, CONTINUED Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total Retail
Workers (c)
51-9151
Photographic Process Workers and Processing
Machine Operators $51,650 0.002%
51-9199 Production Workers, All Other $37,130 0.001%
51-7011 Cabinetmakers and Bench Carpenters $46,910 0.001% 51-9082 Medical Appliance Technicians $56,910 0.001%
51-9194 Etchers and Engravers - 0.001%
51-9195
Molders, Shapers, and Casters, Except Metal
and Plastic $44,460 0.001%
51-5112 Printing Press Operators $43,690 0.001%
51-9023
Mixing and Blending Machine Setters,
Operators, and Tenders $48,700 0.001%
51-9071 Jewelers and Precious Stone and Metal Workers $39,560 0.001% 51-4121 Welders, Cutters, Solderers, and Brazers $58,600 0.001% 51-9111
Packaging and Filling Machine Operators and
Tenders $34,740 0.001%
51-7041
Sawing Machine Setters, Operators, and
Tenders, Wood $31,740 0.001%
Weighted Mean Annual Wage $38,854 0.536%

53-0000
Transportation and Material Moving
Occupations
53-3033 Light Truck Drivers $48,790 0.377%
53-7065 Stockers and Order Fillers $36,170 0.189%
53-7061 Cleaners of Vehicles and Equipment $33,470 0.096% 53-7062
Laborers and Freight, Stock, and Material
Movers, Hand $39,930 0.093%
53-6021 Parking Attendants $34,320 0.063%
53-6031 Automotive and Watercraft Service Attendants $31,340 0.028% 53-1047
First-Line Supervisors of Transportation and
Material Moving Workers, Except Aircraft Cargo
Handling Supervisors $66,690 0.026%
53-3058
Passenger Vehicle Drivers, Except Bus Drivers,
Transit and Intercity $40,610 0.023%
53-3032 Heavy and Tractor-Trailer Truck Drivers $51,440 0.016% 53-7064 Packers and Packagers, Hand $32,950 0.013%
53-3099 Motor Vehicle Operators, All Other $55,930 0.011% 53-7051 Industrial Truck and Tractor Operators $43,940 0.009% 53-7199 Material Moving Workers, All Other $34,200 0.006% 53-3031 Driver/Sales Workers $34,920 0.005%
53-6098
Aircraft Service Attendants and Transportation
Workers, All Other $52,040 0.001%
Weighted Mean Annual Wage $42,424 0.958%

Total, Land Use $37,493 100.000%
Notes:

Marin Commercial Linkage Fee Study 78
(a) Occupational mix by industry was obtained from US Bureau of Labor Statistics, Occupational Employment Statistics, 2019. (b) Wage data for the San Francisco Metropolitan Statistical Area was obtained from California Economic Development Department, OES Employment and Wages by Occupation, 2019.
(c) Distribution of workers is calculated based on the existing distribution of employment by industry in Marin County, provided by Quarterly Census of Employment and Wages (QCEW), 2019
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.

Marin Commercial Linkage Fee Study 79
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total
Hotel Workers (c)
11-0000 Management Occupations
11-9081 Lodging Managers $104,250 1.622%
11-1021 General and Operations Managers $155,850 0.810% 11-9051 Food Service Managers $63,460 0.422%
11-2022 Sales Managers $159,720 0.308%
11-9198
Personal Service Managers, All Other; Entertainment
and Recreation Managers, Except Gambling; and
Managers, All Other $168,900 0.214%
11-3031 Financial Managers $182,190 0.206%
11-3010 Administrative Services and Facilities Managers $132,020 0.192% 11-3121 Human Resources Managers $163,810 0.100%
11-9071 Gambling Managers $125,300 0.094%
11-2021 Marketing Managers $181,720 0.080%
11-3021 Computer and Information Systems Managers $201,960 0.035% 11-1011 Chief Executives $236,060 0.021%
11-3061 Purchasing Managers $154,870 0.021%
11-9141
Property, Real Estate, and Community Association
Managers $92,930 0.019%
11-2030 Public Relations and Fundraising Managers $142,950 0.012% 11-9041 Architectural and Engineering Managers $186,500 0.011% 11-2011 Advertising and Promotions Managers $175,210 0.008% 11-9021 Construction Managers $134,880 0.007%
11-3131 Training and Development Managers $152,380 0.005% 11-3071 Transportation, Storage, and Distribution Managers $123,910 0.005% 11-3111 Compensation and Benefits Managers $170,770 0.003% 11-3051 Industrial Production Managers $140,910 0.003%
Weighted Mean Annual Wage $128,280 4.198%

13-0000 Business and Financial Operations Occupations
13-1121 Meeting, Convention, and Event Planners $67,530 0.441% 13-2011 Accountants and Auditors $93,590 0.438%
13-1071 Human Resources Specialists $89,820 0.225%
13-1161 Market Research Analysts and Marketing Specialists $91,350 0.182% 13-1198
Project Management Specialists and Business
Operations Specialists, All Other $93,010 0.145%
13-1020 Buyers and Purchasing Agents $79,040 0.087%
13-1151 Training and Development Specialists $83,550 0.040% 13-1041 Compliance Officers $92,960 0.029%
13-2098
Financial and Investment Analysts, Financial Risk
Specialists, and Financial Specialists, All Other $119,100 0.028% 13-1111 Management Analysts $113,750 0.020%
Marin Commercial Linkage Fee Study 80
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL, CONTINUED Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total Hotel
Workers (c)
13-1141
Compensation, Benefits, and Job Analysis
Specialists $83,230 0.013%
13-1075 Labor Relations Specialists $86,370 0.006%
13-2041 Credit Analysts $109,330 0.003%
13-2031 Budget Analysts $93,800 0.002%
Weighted Mean Annual Wage $85,441 1.660%

15-0000 Computer and Mathematical Occupations
15-1232 Computer User Support Specialists $75,640 0.071% 15-1244 Network and Computer Systems Administrators $104,370 0.041% 15-1299 Computer Occupations, All Other $120,370 0.022% 15-1211 Computer Systems Analysts $121,300 0.015%
15-1231 Computer Network Support Specialists $85,990 0.011% 15-1245 Database Administrators and Architects $107,930 0.008% 15-1256
Software Developers and Software Quality
Assurance Analysts and Testers $145,250 0.008%
15-1241 Computer Network Architects $137,720 0.006%
15-1212 Information Security Analysts $122,570 0.005%
15-1257 Web Developers and Digital Interface Designers $110,790 0.005% 15-1251 Computer Programmers $116,400 0.002%
Weighted Mean Annual Wage $99,597 0.195%

17-0000 Architecture and Engineering Occupations
17-3023
Electrical and Electronic Engineering Technologists
and Technicians $67,200 0.012%
17-2141 Mechanical Engineers $123,270 0.008%
17-2199 Engineers, All Other $113,050 0.004%
17-2051 Civil Engineers $120,110 0.003%
17-3027
Mechanical Engineering Technologists and
Technicians $61,100 0.003%
17-2071 Electrical Engineers $120,990 0.000%
Weighted Mean Annual Wage $93,450 0.031%

19-0000 Life, Physical, and Social Science Occupations
19-5011 Occupational Health and Safety Specialists $108,230 0.005% Weighted Mean Annual Wage $108,230 0.005%

23-0000 Legal Occupations
23-1011 Lawyers $188,910 0.005%
23-2011 Paralegals and Legal Assistants $71,360 0.002%
Weighted Mean Annual Wage $152,176 0.008%

Marin Commercial Linkage Fee Study 81
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL, CONTINUED Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total Hotel
Workers (c)
27-0000
Arts, Design, Entertainment, Sports, and Media
Occupations
27-4011 Audio and Video Technicians $64,140 0.139%
27-2022 Coaches and Scouts $48,900 0.065%
27-3031 Public Relations Specialists $84,520 0.039%
27-3099 Media and Communication Workers, All Other $63,270 0.027% 27-1024 Graphic Designers $77,110 0.019%
27-4098
Lighting Technicians and Media and Communication
Equipment Workers, All Other $60,610 0.010%
27-1023 Floral Designers $39,920 0.009%
27-2090
Miscellaneous Entertainers and Performers, Sports
and Related Workers * 0.006%
27-1026 Merchandise Displayers and Window Trimmers $38,480 0.005% 27-2021 Athletes and Sports Competitors - 0.003%
27-2042 Musicians and Singers * 0.002%
27-2011 Actors * 0.000%
Weighted Mean Annual Wage $62,212 0.340%

29-0000 Healthcare Practitioners and Technical Occupations 29-2040 Emergency Medical Technicians and Paramedics $54,180 0.013% 29-1141 Registered Nurses $138,000 0.002%
Weighted Mean Annual Wage $67,277 0.016%

31-0000 Healthcare Support Occupations
31-9011 Massage Therapists $50,560 0.516%
Weighted Mean Annual Wage $50,560 0.516%

33-0000 Protective Service Occupations
33-9032 Security Guards $38,580 1.530%
33-9092
Lifeguards, Ski Patrol, and Other Recreational
Protective Service Workers $31,600 0.338%
33-1090
Miscellaneous First-Line Supervisors, Protective
Service Workers $61,530 0.190%
33-9031
Gambling Surveillance Officers and Gambling
Investigators $43,940 0.149%
33-9098
School Bus Monitors and Protective Service Workers,
All Other $49,650 0.015%
33-9021 Private Detectives and Investigators $78,150 0.003% Weighted Mean Annual Wage $39,966 2.226%

35-0000 Food Preparation and Serving Related Occupations 35-3031 Waiters and Waitresses $37,810 7.632%
35-2014 Cooks, Restaurant $38,430 4.125%
Marin Commercial Linkage Fee Study 82
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL, CONTINUED Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total Hotel
Workers (c)
35-9011
Dining Room and Cafeteria Attendants and
Bartender Helpers $35,040 2.993%
35-3011 Bartenders $37,310 2.144%
35-9021 Dishwashers $31,680 1.520%
35-1012
First-Line Supervisors of Food Preparation and
Serving Workers $44,560 1.508%
35-3041 Food Servers, Nonrestaurant $35,200 1.378%
35-3023 Fast Food and Counter Workers $31,610 1.153%
35-9031
Hosts and Hostesses, Restaurant, Lounge, and
Coffee Shop $34,520 0.949%
35-1011 Chefs and Head Cooks $63,740 0.735%
35-2021 Food Preparation Workers $31,820 0.702%
35-9099
Food Preparation and Serving Related Workers, All
Other $31,250 0.290%
35-2012 Cooks, Institution and Cafeteria $40,710 0.213% 35-2015 Cooks, Short Order $34,460 0.129%
35-2011 Cooks, Fast Food $27,060 0.037%
35-2019 Cooks, All Other $40,740 0.034%
Weighted Mean Annual Wage $37,537 25.543%

37-0000
Building and Grounds Cleaning and Maintenance
Occupations
37-2012 Maids and Housekeeping Cleaners $41,430 22.801% 37-2011
Janitors and Cleaners, Except Maids and
Housekeeping Cleaners $38,870 2.336%
37-1011
First-Line Supervisors of Housekeeping and
Janitorial Workers $53,550 1.759%
37-3011 Landscaping and Groundskeeping Workers $43,940 0.575% 37-1012
First-Line Supervisors of Landscaping, Lawn Service,
and Groundskeeping Workers $68,600 0.085%
37-3019 Grounds Maintenance Workers, All Other $54,060 0.021% 37-2019 Building Cleaning Workers, All Other $32,430 0.020% 37-3012
Pesticide Handlers, Sprayers, and Applicators,
Vegetation $79,020 0.010%
Weighted Mean Annual Wage $42,139 27.608%

39-0000 Personal Care and Service Occupations
39-3011 Gambling Dealers $26,750 2.633%
39-6011 Baggage Porters and Bellhops $33,390 1.139%
39-1013 First-Line Supervisors of Gambling Services Workers $52,020 0.784% 39-3091 Amusement and Recreation Attendants $29,650 0.757% 39-6012 Concierges $44,060 0.635%
39-9032 Recreation Workers $36,490 0.261%
Marin Commercial Linkage Fee Study 83
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL, CONTINUED Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total Hotel
Workers (c)
39-1098
First-Line Supervisors of Personal Service and
Entertainment and Recreation Workers, Except
Gambling Services $54,240 0.249%
39-9098
Crematory Operators and Personal Care and Service
Workers, All Other $35,060 0.238%
39-3019 Gambling Service Workers, All Other $35,260 0.223% 39-3093
Locker Room, Coatroom, and Dressing Room
Attendants $41,030 0.171%
39-9031 Exercise Trainers and Group Fitness Instructors $59,340 0.142% 39-5094 Skincare Specialists $37,640 0.130%
39-3031 Ushers, Lobby Attendants, and Ticket Takers $33,520 0.114% 39-3012 Gambling and Sports Book Writers and Runners $32,190 0.072% 39-5092 Manicurists and Pedicurists $29,490 0.070%
39-5012 Hairdressers, Hairstylists, and Cosmetologists $35,410 0.068% 39-9011 Childcare Workers $35,590 0.041%
39-7010 Tour and Travel Guides $42,380 0.039%
39-3099
Entertainment Attendants and Related Workers, All
Other $37,000 0.037%
39-3092 Costume Attendants $42,930 0.020%
39-2011 Animal Trainers $42,320 0.000%
Weighted Mean Annual Wage $35,162 7.833%

41-0000 Sales and Related Occupations
41-3091
Sales Representatives of Services, Except
Advertising, Insurance, Financial Services, and
Travel $81,320 1.184%
41-2011 Cashiers $32,150 0.704%
41-2031 Retail Salespersons $34,810 0.328%
41-2012 Gambling Change Persons and Booth Cashiers $32,010 0.326% 41-1011 First-Line Supervisors of Retail Sales Workers $46,980 0.144% 41-1012 First-Line Supervisors of Non-Retail Sales Workers $77,590 0.088% 41-9099 Sales and Related Workers, All Other - 0.041%
41-2021 Counter and Rental Clerks $40,320 0.039%
41-9041 Telemarketers $33,420 0.030%
41-3041 Travel Agents $53,520 0.015%
41-3011 Advertising Sales Agents $92,720 0.007%
41-9021 Real Estate Brokers * 0.002%
Weighted Mean Annual Wage $54,861 2.959%

43-0000 Office and Administrative Support Occupations
43-4081 Hotel, Motel, and Resort Desk Clerks $39,440 12.021% 43-1011
First-Line Supervisors of Office and Administrative
Support Workers $71,190 1.755%
Marin Commercial Linkage Fee Study 84
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL, CONTINUED Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total Hotel
Workers (c)
43-3031 Bookkeeping, Accounting, and Auditing Clerks $54,980 1.037% 43-4051 Customer Service Representatives $49,200 0.440% 43-6014
Secretaries and Administrative Assistants, Except
Legal, Medical, and Executive $51,170 0.427%
43-4181
Reservation and Transportation Ticket Agents and
Travel Clerks * 0.297%
43-3041 Gambling Cage Workers $30,160 0.292%
43-4171 Receptionists and Information Clerks $39,990 0.263% 43-2011 Switchboard Operators, Including Answering Service $49,560 0.233% 43-5071 Shipping, Receiving, and Inventory Clerks $42,910 0.109% 43-6011
Executive Secretaries and Executive Administrative
Assistants $82,480 0.100%
43-5032 Dispatchers, Except Police, Fire, and Ambulance $54,040 0.071% 43-4161
Human Resources Assistants, Except Payroll and
Timekeeping $53,370 0.056%
43-9199 Office and Administrative Support Workers, All Other $45,160 0.053% 43-3051 Payroll and Timekeeping Clerks $63,280 0.050%
43-5061 Production, Planning, and Expediting Clerks $63,180 0.042% 43-3061 Procurement Clerks $50,680 0.032%
43-3021 Billing and Posting Clerks $50,120 0.024%
43-5021 Couriers and Messengers $42,320 0.020%
43-2021 Telephone Operators $48,480 0.016%
43-4151 Order Clerks $45,220 0.015%
43-5111
Weighers, Measurers, Checkers, and Samplers,
Recordkeeping $41,640 0.011%
43-4199 Information and Record Clerks, All Other $57,150 0.009% 43-3011 Bill and Account Collectors $55,830 0.008%
43-9051
Mail Clerks and Mail Machine Operators, Except
Postal Service $39,020 0.007%
43-4041 Credit Authorizers, Checkers, and Clerks $47,330 0.005% 43-4071 File Clerks $41,240 0.004%
43-2099 Communications Equipment Operators, All Other $65,500 0.003% 43-9021 Data Entry Keyers $41,790 0.003%
43-3099 Financial Clerks, All Other $47,510 0.002%
Weighted Mean Annual Wage $44,074 17.792%

45-0000 Farming, Fishing, and Forestry Occupations
45-2093
Farmworkers, Farm, Ranch, and Aquacultural
Animals $35,610 0.007%
45-1011
First-Line Supervisors of Farming, Fishing, and
Forestry Workers $54,120 0.002%
Weighted Mean Annual Wage $39,723 0.009%

Marin Commercial Linkage Fee Study 85
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL, CONTINUED Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total Hotel
Workers (c)
47-0000 Construction and Extraction Occupations
47-2141 Painters, Construction and Maintenance $67,770 0.093% 47-2031 Carpenters $71,490 0.052%
47-2111 Electricians $100,400 0.040%
47-2152 Plumbers, Pipefitters, and Steamfitters $87,230 0.018% 47-2073
Operating Engineers and Other Construction
Equipment Operators $86,240 0.017%
47-1011
First-Line Supervisors of Construction Trades and
Extraction Workers $99,580 0.011%
47-2061 Construction Laborers $55,970 0.006%
47-2011 Boilermakers $86,630 0.003%
47-2041 Carpet Installers $64,200 0.003%
47-4051 Highway Maintenance Workers $63,210 0.002%
47-4090 Miscellaneous Construction and Related Workers $63,360 0.002% Weighted Mean Annual Wage $77,765 0.248%

49-0000 Installation, Maintenance, and Repair Occupations 49-9071 Maintenance and Repair Workers, General $56,230 4.443% 49-1011
First-Line Supervisors of Mechanics, Installers, and
Repairers $89,740 0.406%
49-9091
Coin, Vending, and Amusement Machine Servicers
and Repairers $43,550 0.136%
49-9021
Heating, Air Conditioning, and Refrigeration
Mechanics and Installers $76,480 0.041%
49-9099
Installation, Maintenance, and Repair Workers, All
Other $55,210 0.041%
49-3053
Outdoor Power Equipment and Other Small Engine
Mechanics $45,750 0.021%
49-9098
Helpers--Installation, Maintenance, and Repair
Workers $37,740 0.016%
49-3023 Automotive Service Technicians and Mechanics $58,630 0.014% 49-3042 Mobile Heavy Equipment Mechanics, Except Engines $75,510 0.011% 49-9043 Maintenance Workers, Machinery $63,090 0.008%
49-9094 Locksmiths and Safe Repairers $63,770 0.006%
49-9041 Industrial Machinery Mechanics $78,010 0.004%
49-2092 Electric Motor, Power Tool, and Related Repairers $55,250 0.003% 49-2094
Electrical and Electronics Repairers, Commercial and
Industrial Equipment $79,500 0.003%
49-3031
Bus and Truck Mechanics and Diesel Engine
Specialists $68,840 0.003%
49-2011
Computer, Automated Teller, and Office Machine
Repairers $45,100 0.001%
49-2093
Electrical and Electronics Installers and Repairers,
Transportation Equipment $75,530 0.001%
Weighted Mean Annual Wage $58,694 5.162%
Marin Commercial Linkage Fee Study 86
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL, CONTINUED Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total Hotel
Workers (c)

51-0000 Production Occupations
51-6011 Laundry and Dry-Cleaning Workers $34,880 1.846% 51-3011 Bakers $36,960 0.187%
51-1011
First-Line Supervisors of Production and Operating
Workers $76,700 0.051%
51-8021 Stationary Engineers and Boiler Operators $103,370 0.030% 51-9061 Inspectors, Testers, Sorters, Samplers, and Weighers $49,860 0.020% 51-6052 Tailors, Dressmakers, and Custom Sewers $52,870 0.018% 51-3021 Butchers and Meat Cutters $39,080 0.010%
51-6031 Sewing Machine Operators $32,880 0.010%
51-6021 Pressers, Textile, Garment, and Related Materials $30,100 0.009% 51-6093 Upholsterers $46,490 0.007%
51-9193
Cooling and Freezing Equipment Operators and
Tenders $39,590 0.006%
51-8031
Water and Wastewater Treatment Plant and System
Operators $93,680 0.005%
51-9199 Production Workers, All Other $37,130 0.002%
51-3092 Food Batchmakers $35,300 0.002%
51-9012
Separating, Filtering, Clarifying, Precipitating, and
Still Machine Setters, Operators, and Tenders $57,140 0.002% 51-9111
Packaging and Filling Machine Operators and
Tenders $34,740 0.002%
Weighted Mean Annual Wage $37,439 2.208%

53-0000 Transportation and Material Moving Occupations
53-3058
Passenger Vehicle Drivers, Except Bus Drivers,
Transit and Intercity $40,610 0.437%
53-6021 Parking Attendants $34,320 0.394%
53-7062
Laborers and Freight, Stock, and Material Movers,
Hand $39,930 0.221%
53-7065 Stockers and Order Fillers $36,170 0.200%
53-3031 Driver/Sales Workers $34,920 0.069%
53-1047
First-Line Supervisors of Transportation and Material
Moving Workers, Except Aircraft Cargo Handling
Supervisors $66,690 0.039%
53-3033 Light Truck Drivers $48,790 0.028%
53-3032 Heavy and Tractor-Trailer Truck Drivers $51,440 0.011% 53-3099 Motor Vehicle Operators, All Other $55,930 0.011% 53-6031 Automotive and Watercraft Service Attendants $31,340 0.007% 53-6061 Passenger Attendants $34,080 0.005%
53-3052 Bus Drivers, Transit and Intercity $58,860 0.004% 53-5021 Captains, Mates, and Pilots of Water Vessels $95,770 0.003% 53-7199 Material Moving Workers, All Other $34,200 0.003% Marin Commercial Linkage Fee Study 87
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL, CONTINUED Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total Hotel
Workers (c)
53-4041 Subway and Streetcar Operators $56,730 0.003%
53-5022 Motorboat Operators - 0.002%
53-7051 Industrial Truck and Tractor Operators $43,940 0.000% Weighted Mean Annual Wage $39,024 1.444%

Total, Land Use $46,473 100.000%
Notes:
(a) Occupational mix by industry was obtained from US Bureau of Labor Statistics, Occupational Employment Statistics, 2019. (b) Wage data for the San Francisco Metropolitan Statistical Area was obtained from California Economic Development Department, OES Employment and Wages by Occupation, 2019.
(c) Distribution of workers is calculated based on the existing distribution of employment by industry in Marin County, provided by Quarterly Census of Employment and Wages (QCEW), 2019
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.

Last updated: November 2023
Commercial Linkage Fee Project List
This capital improvement plan is the City’s best predic�on at this �me and will be updated regularly. The projects list can change as new opportuni�es and priori�es are iden�fied.

Descrip�on Approximate Loca�on Approximate Size Approximate Time of Comple�on
Es�mated Cost of the Facili�es
or Improvements to be Funded
with the Fee Revenues
New construc�on or adap�ve
reuse that creates permanent
suppor�ve housing or housing
for very low- and/or extremely
low-income households
Sites within a quarter mile
of transit
1 acre 2024 $1 million
Acquisi�on and/or rehabilita�on
of unregulated affordable
housing for families
Area experiencing high
levels of displacement,
such as the Canal
neighborhood, or highresource area

0.5 acre 2025 $0.5 million
Publicly owned site for which
the City releases a Request for
Proposals for affordable housing
Downtown or Montecito 0.3 acre 2026 $0.5 million
Land acquisi�on or leasing,
project development and
opera�ons for shelter and
naviga�on programs for
households experiencing
homelessness
All areas within City limits
served by social services
and transit

0.5 acre 2026 $1 million

EXHIBIT C
Commercial Linkage Fee Rates
Effec�ve July 1, 2024
Development Type Fee per square foot1
Office2 or Research and Development uses $13.33
Retail, Restaurant or Personal Service uses $10.00
Hotel or motel uses3 $5.00
1 Floor area excludes all areas permanently used for vehicle parking. 2 Includes professional, business and medical offices.
3 Accessory uses to a hotel or motel, such as restaurant, retail and mee�ng facili�es shall be subject to requirements for a retail use.

For uses not listed in the above table, the community development director or their designee shall determine the fee per square foot required based on comparable employment densi�es to uses listed. In making such a determina�on, the decision of the community development director or their designee shall be based on data concerning an�cipated employee density for the proposed project submited by the applicant, employment surveys or other research on similar uses submited by the applicant or independent research, and/or such other data the director or their designee determines relevant.