Larkspur

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.

H11.B Seek Additional Local Sources of Funding.

Create additional sources of funding

Over the last two years, the City has worked with other Marin jurisdictions on an inclusionary housing fee study and will be considering updating the inclusionary requirements in Municipal Code Chapter 18.25 and fee. This may provide additional revenue for the Affordable Housing Fund.

H12.D State of California Energy Conservation Programs.

Encourage household participation in energy-saving programs and incentives offered by the State of California

See above analysis for program H12.C.

H3.A Family Housing Criteria.

Family housing that is compatible with the neighborhood.

The City continues to work with developers to address variety in housing unit sizes, design review, and unit amenities. However, subjective standards for multifamily development are difficult to implement under State housing laws. Program addressed needs of special populations by resulting in approval of 96 large single-family residences as well as four new deed restricted affordable family size units (in pipeline).

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 will allow staff to document and follow up on property owners' correction of life safety issues identified during resale inspections.

H6.E Review of Planned Development Plans.

Increased diversity in housing types.

No new planned development projects were submitted for review in 2015-2022 period. 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.

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, the City adopted further amendment to the standards for ADUs and JADUs, consistent with State Law, to facilitate legalization of unauthorized living units.

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.

H10.A Assist in the Effective Use of Available Rental Assistance Programs.

Continued use of rental housing programs at current funding levels

Employees in the Community Development Department regularly refer interested persons to the assistance programs offered by MHA. The City has webpages with links to these programs on the city website.

H1.A Gather and Prepare Information and Conduct Outreach on Housing Issues.

Handouts, City website, and presentation material Increase community participation in the planning process among traditionally under-represented groups. Enable more residents and other stakeholders to participate in public meetings conveniently.

The City staff continues to communicate with local businesses, housing advocacy groups, neighborhood groups, and local Chambers of Commerce, seeking collaboration with affordable and workforce housing organizations in building public understanding and support for workforce and special needs housing. The City provides informational handouts and information on the City’s updated website and continues to refer concerned residents to the Marin Housing Authority for information on Marin County’s affordable housing opportunities. The City has an email mailing list for the housing element and posts notices for all meetings related to the housing element or housing element implementation on three City bulletin boards (one at City Hall, two at local retail shopping centers) and on the City website. Public outreach including workshops and public hearings have been held when programs have been implemented. The City uses social media to reach a wider audience of experts, advocates, special needs populations and the community. Since March 2020 meetings have been held virtually or in person and virtually to enable more residents to participate. Meetings are recorded and transcription is available. Public meetings on housing issues have been attended by housing experts, affordable housing advocates, seniors, disabled, parents, teens, advocates for the homeless, property owners, business owners, and community members.

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. The City is working 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 approximately 43 units of housing for those experiencing homelessness. The City will continue to work with applicants seeking to use innovative housing approaches.

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.

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.

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.

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.

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.

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.

H2.C Public Information.

Promote public information on housing discrimination.

Partially successful, due to the COVID 19 pandemic City offices were closed to the public and brochures and other written materials were not made available to public. The City has created a Fair Housing webpage on the City website that provides resources, links, and information for both tenants and landlords.

H6.C Review and Update Parking and Other Development Standards.

More flexible parking and development standards that are reflective of development types.

The City has updated parking and development standards for Accessory Dwelling Units as required under State law and is in the process of developing Objective Design and Development Standards for multifamily projects. The City has adopted the parking standards of California Government Code 65852.2, eliminating parking requirements, floor area, and site coverage restriction for accessory dwelling units under most circumstances. The City would apply reduced parking standards available under State housing element laws. The City is considering modifications to parking standards as it develops the Objective Design and Development Standards for multifamily projects.

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 is collaborating with the Housing Working Group on a study of our inclusionary requirements, in-lieu fees, and nexus fees for commercial and residential development to be completed in 2022.The City is also in the process of developing objective design and development standards for multifamily development, including mixed use development. 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.