Larkspur

5th Cycle: H2.D Equitable Public Services.

Provide equitable public services throughout the City.

The City departments, schools, City service providers, and Central Marin Police Authority implement this program in all public service efforts. The program lacks specifics for implementation.

5th Cycle: H4.A Monitor “At Risk” Units.

Protection of affordable housing (conserve the 120 deed restricted units).

The City works with the Marin Housing Authority (MHA) to track and monitor deed-restricted units, both owner occupied and rental. The City will work with MHA to look at strategies for preserving the six Below Market Rate units identified by MHA as at-risk of conversion through the 6th Cycle Housing Element period. The City did not adopt an ordinance regarding noticing to residents, as MHA conducts notifications independently. Restrictions for six units in Cape Marin will expire during the 6th Cycle Housing Element in 2023 (two), 2024 (two), 2025 and 2028. Units with retired restrictions continue to provide affordable housing for their occupants.

5th Cycle: H6.G Implement Actions to Address Remaining Very Low-Income Housing Need.

Facilitate development of very low-income housing units.

The City continues to implement this program as development projects come forward for review consistent with the Inclusionary Housing and Density Bonus ordinances. Using SB2 Grant funds, the City collaborated with the Housing Working Group on a study of our inclusionary requirements, in-lieu fees, and nexus fees for commercial and residential development and updated inclusionary regulations in 2023. The City adopted objective design and development standards for multifamily development, including mixed use development, in 2023. The City has implemented relaxed development standards for JADUs and ADUs. Program addressed needs of special populations and many ADUs approved during the planning period, ADUs provide an affordable housing choice and opportunity for caregivers to live on site.

5th Cycle: H12.C Home Energy Conservation Programs.

Encourage household participation in energy-saving programs offered by local utility providers and other organizations

In 2015, the City joined several Statewide JPA’s in order to allow Larkspur property owners to participate in the California HERO, Ygrene, Figtree and CSCDA’s Open Market PACE (Property Assessed Clean Energy) financing programs.

5th Cycle: H4.B Conduct Resale Inspections.

Safety and proper maintenance of existing housing.

The City building inspector conducts resale inspections of all residential properties as prescribed in this program, and the Community Development Department provides information on site use, zoning and permit history. The inspection program identifies basic housing life safety issues The City has a new computerized system for resale inspections and for tracking permits, and code violations. The new system allows staff to document and follow up on property owners' correction of life safety issues identified during resale inspections.

5th Cycle: H6.D Implement Mixed-Use Development Opportunities.

Small mixed use units.

All commercial districts in the city allow for development of housing. In 2015, the City issued grading and building permits for a mixed-use development of four homes and two small retail spaces at 285 Magnolia Avenue in the downtown area. In 2023, the City approved an application for a mixed-use development in a commercial zoning district that includes 20 units of new housing, including two low income and two moderate income units. The city retained a consultant to process the application expeditiously. The City adopted Objective Design and Development standards to facilitate development of mixed-use projects that will be compatible with the form of buildings in existing districts and neighborhoods. Program addressed needs of special populations: 4 deed restricted family size units approved.

5th Cycle: H8.A Legalization of Existing Second Units.

Increase the number of legal second units within the City and encourage existing units to be brought up to code

State law allows owners several years to pull permits to legalize units. The City continues to monitor the existence of unauthorized second units through the City's resale inspection program and on short term rental advertisements. Permitting of second units identified as unauthorized through the resale program is conducted on a case-by-case basis. The City's zoning ordinance facilitates the legalization of unauthorized second units through the zoning clearance / building permit process. In 2020 and 2023, the City adopted further amendment to the standards for ADUs and JADUs, consistent with State Law, to facilitate legalization of unauthorized living units.

5th Cycle: H9.D Rental Units for Larger Families.

Facilitate construction of housing projects that serve larger families

The City did not receive apartment projects requesting financial incentives from the City in the 5th Housing Element cycle.

5th Cycle: H11.A Affordable Housing Trust Fund Ordinance.

Provide funding to facilitate implementation of Housing Element programs

City has an established local Housing Trust Fund https://larkspur.municipal.codes/Code/18.25 The City directs all ground lease income from EAH Housing Larkspur Isle 23 unit affordable housing development site to Housing Trust Fund. Revenue is currently $20,000 per year. All inclusionary housing units required since adoption of the Inclusionary Housing Ordinance have been constructed, and as such no in-lieu fees have been collected in the Affordable Housing Trust Fund. The City prioritizes construction of affordable housing over the collection of in-lieu fees. The City will implement this program should any money be collected as part of future residential development approvals. The City adopted a commercial linkage fee in 2023 and also updated includionary housing fees in 2023.

5th Cycle: H2.C Public Information.

Promote public information on housing discrimination.

The City has created a Fair Housing webpage on the City website that provides resources, links, and information for both tenants and landlords. City publicised fair housing information in City-wide newsletter.

5th Cycle: H6.A Work with Developers.

Additional housing units

In 2018, the City worked with St. Patrick Parish and Homeward Bound of Marin, a homeless shelter and service provider, and the County of Marin (provided a $200,000 grant) to facilitate development of King Street Housing at 127 King Street. Homeward Bound leased twelve rooms for formerly homeless seniors in a building that once served as a convent for 35 years. In 2022-2023 the City worked with the County of Marin, in partnership with Episcopal Community Services (ECS), on a Project Homekey site to convert a former skilled nursing facility at 1251 S. Eliseo Drive to 43 units of housing for those experiencing homelessness. The City will continue to work with applicants seeking to use innovative housing approaches.

5th Cycle: H6.E Review of Planned Development Plans.

Increased diversity in housing types.

No new planned development projects were submitted for review since 2015. The City has an inclusionary housing requirement that requires new housing projects to include housing for lower income households or an in-lieu fee must be paid.

5th Cycle: H7.C Participation by Property Owners in Federal Programs.

Increase number of affordable units

The MHA is the primary public agency in Marin that implements the actions described in this program. The City actively refers such inquiries to the MHA for direct assistance for property owners and renters.

5th Cycle: H9.C Waive/Defer City Fees.

Facilitate construction of housing projects that meet special needs

In 2018, the City Council waived all planning and building permit fees for an 12-bed permanent supportive housing facility for housing homeless seniors (Homeward Bound of Marin and St. Patrick’s Parish). The City waived building permit for the Project Homekey supportive housing site at 1501 S. Eliseo. The City will continue to consider fee waivers for projects that address special needs, homelessness, and very low-income housing.

5th Cycle: H9.G Support Countywide Programs.

Provide housing for the homeless

The City continues to provide up to $14,000 a year to support Countywide homeless programs.

5th Cycle: H12.A Evaluation of Residential Projects.

Energy conservation

The City ensures that any subdivision approval complies with all provisions of the Subdivision Map Act.

5th Cycle: H7.A Impose Resale or Rent Controls on Affordable Units Receiving City Financial Assistance.

Preserve affordable units

The City waived permit fees for new housing for 12 seniors on King Street. The City provided financial assistance in the form of waiving permit fees for the Project Homekey conversion of a former skilled nursing facility at 1251 S. Eliseo Drive for approximately 43 units of housing for those experiencing homelessness. The County has an agreement to maintain those units as affordable in perpetuity.

5th Cycle: H7.D Work with the Marin Housing Authority.

Implement agreements to maintain affordability of deed restricted housing units

See analysis of program H7.B above.

5th Cycle: H7.G Waive/Defer Development Fees.

Facilitate construction of affordable housing

The City waived permit fees for new housing for 12 seniors on King Street. The City has waived permit fees for the Project Homekey conversion of a former skilled nursing facility at 1251 S. Eliseo Drive for approximately 43 units of housing for those experiencing homelessness.

5th Cycle: H9.E Building Codes.

Maintain zoning and building codes as fair and equitable and in accord with State law

The City continues to provide rigorous enforcement of the applicable disabled accessibility provisions of the most recent editions of the California Building Code, Americans with Disabilities Act, and the Fair Housing Act by thorough plan review and inspection of these elements. The City has processed reasonable accommodations requests since the Reasonable Accommodation ordinance was adopted in 2011. The city updated its Reasonable Accommodation ordiance and other City regulations in 2023 to address Fair Housing.