Novato

Program 5.G: Regulate the displacement of residential units.

Implement State law requirements when applicable during development applications. The City’s objective is that 100 percent of protected units are replaced units in all applicable projects through 2031.

In 2023 the City received an AB 2011 application to construct up to 207 apartments on site currently occupied by one (1) single-family residence. The project remains pending and will be required to comply with applicable laws regarding displacement of an existing residence.

Program 2.D: Seek outside funding for affordable housing that leverages local resources.

Obtain a two percent annual average increase in the value of partner funding sources over the planning period.

For 2023 the City did not submit any funding requests to support affordable housing.

Program 4.F: Support programs to address the needs of the developmentally disabled.

Support developmentally disabled residents and their families. Provide program specific information on the City’s web site.

Pending. The Planning Division will be updating its housing webpage to expand information on housing for developmentally disabled persons. In the interim, members of the public seeking such housing are directed to Marin Housing Authority, Golden Gate Regional Center, and North Marin Community Services for assistance.

Program 5.B: Link code enforcement with public information campaigns.

Maintain information about building and fire code enforcement to ensure compliance with basic health and safety building standards. Produce public handouts on building code and fire code enforcement and procedures for reporting suspected violations. Make this information available on the City’s website.

Novato's Building Division maintains a webpage providing a variety of information on building permit requirements and procedures, inlcuding links to access current Caliofornia building codes and specialty guides (e.g., resdiential remodels, etc.). Novato's Code Enforcement Division maintains a similar webpage offering information on reporting violations and the complaint process (e.g., inspections, administrative orders, administrative citations, penalties, etc.); violations may be reported via an online complaint form.

Program 5.D: Maintain an inventory of Below Market Rate (BMR) units and provide assistance to homeowners of BMR units.

Maintain up-to-date BMR housing inventory and provide assistance to BMR homeowners as-needed.

The Community Development Department maintains a list of BMR housing units as new affordable dwellings are constructed. The Community Development Department contracts with Rise Housing to monitor affordable housing compliance and provide assistance to homeowners on such matter as subsequent home sales, refinancing, and mortgage programs.

Program 5.E: Support volunteer efforts.

Maintenance of existing housing.

The City and the County of Marin are party to a cooperative agreement to jointly undertake community development and housing assistance activities through CDBG, HOME and PLHA funds. The City designates its portion of the annual funding allocation, as well as participates in decision making for County-wide monies for funding of various non-profit/volunteer organizations which provide services in support of lower income households. Marin County staff manage the application process, including meetings with applicants and city staff. For 2023 the City allocated $285,000 in CDBG funding, including $40,000 to Habitat for Humanity's Residential Rehabilitation Loan Program.

Program 5.H: Promote and support rental assistance programs.

Institute annual coordination meeting with identified rental assistance providers beginning in 2024.

Please refer to response for Program 5.E.

Program 5.K: Continue to assist in the rehabilitation and production of housing for lower-income households.

Rehabilitate and/or produce 12 housing units for lower-income households.

In 2023 the City allocated $140,000 of CDBG funds to support Habitat for Humanity's Residential Rehab Loan Program ($40,000) and Homeward Bound of Marin's Veterans and Workforce Housing project ($100,000). In particular, Homeward Bound's project will provide 50 units of affordable housing serving very low and extremely low income occupants, including dwellings reserved for military vetrans. Homeward Bound's project is currently under construction.

Program 6.C: Respond to fair housing complaints.

Implementation of fair housing laws.

City staff responds to fair housing complaints in a timely fashion, including offering referrals to Fair Housing Marin and Legal Aid of Marin.

Program 7.A: Implement energy/water efficiency and rehabilitation loan programs.

Coordinate and support financing for rehabilitation and energy efficiency.

The City's Sustainability Division implements a Property Assessed Clean Energy (PACE) financing program to enable property owners to finance energy and water efficiency and renewable energy projects as an assessment on their property tax bills. In addition to private funding options, the City has routinely designated a portion of its CDBG funding for residential rehabilitation/upgrading of homes belonging to low-income individuals. City staff will continue to coordinate with government and businesses (e.g., Energy Upgrade California, the Marin Housing Authority, PG&E, and participatory contractors) to procure funding (grants and/or loans), and qualifying energy upgrades for eligible owner and renter households. Program resources and contact information will be maintained and updated on the City’s website.

Program 2.E: Coordinate with water and sewer service providers.

Priority for water and sewer service granted to lower-income housing units.

The City provided copies of its adopted Housing Element (January 2023) to the North Marin Water District and Novato Sanitary District. The City conducts monthly development coordination meetings with Water District and Sanitary District staff to discuss and monitor residential development proposals.

Program 6.B: Require non-discrimination clauses in affordable housing agreements.

Implementation of fair housing laws.

Non-discrimination clauses are a standard component of the City's affordable housing agreements and are currently applied to hundreds of BMR units. These clauses are added with each new development as inclusionary units enter the City's BMR program. The City contracts with Rise Housing to monitor compliance with the terms of its affordable housing agreements and local and State regulations. In addition, Rise oversees the sale of new units to ensure fair and equitable marketing. In 2023 the City allocated $5,000 in CDBG funces to Legal Aid of Marin to support fair housing.

Program 5.F: Preserve mobile home parks.

Preserve mobile home parks as a source of affordable housing. No-net loss of units.

The City reviewed and approved the FY 2023/24 Marin Valley Mobile Country Club (MVMCC), a city-owned park, budget. The City's rent control ordinance restricts annual rent increases at MVMCC to 100% of CPI, thereby preserving the ongoing affordability of the units.

Program 7.B: Continue to implement the California Green Building Code.

Implement statewide green building standards locally.

The City currenty implements the 2022 California Building Code, including the California Green Building Standards Code plus the additional Tier 1 energy requirements.

Program 1.B: Encourage and streamline the construction of Accessory Dwelling Units (ADUs).

Adopt and provide City Standard Permit-Ready ADU Plans (2024). Construct at least 118 ADUs by the end of the planning period. Maintain compliance with State law through prompt Zoning Ordinance amendments as-needed.

In Progress. The City has joined several other jurisdictions in Marin County to merge with NapaSonoma ADU, a non-profit organization providing ADU support to members of the public on behalf of member agencies. Services include access to permit ready ADU plans, cost estimate calculators, individual homeowner consultations, and financing information. The organization also assists agencies with ADU ordinance amendments, including modifications to encourage ADU construction and to comply with State Law. The City is currently preparing draft amendments to its ADU ordinance to acknowledge newly effective State ADU law; the amendments are expected to be adopted by June 2024.

Program 2.F: Develop and adopt a program addressing vacant residential properties.

Hold three meetings with property owners of residential vacant properties. Adopt a program based on input from the meetings.

Pending. The Planning Division's workplan for 2024 includes initiation of property owner meetings in June 2024 with an adopted program completed by June 2025.

Program 3.A: Ensure the Affordable Housing Requirements Ordinance remains consistent with State Density Bonus law.

Modify municipal code to reference requirements of State law.

Pending. The Planning Division's workplan for 2024 includes preparing amendments to the City's existing density bonus ordinance.

Program 3.E: SB 35 processing and permit streamlining.

Hold biannual SB 35 information sessions for developers and interested community members during the planning period.

In progress. The Planning Division's workplan for 2024 includes preparing procedures, forms, checklists, and outreach content for all housing streamlining laws, including SB 35.

Program 5.J: Enforce Statewide tenant protections (AB 1482) locally and require participation in non-binding mediation for rent increases greater than five percent.

Track utilization of this program and seek to serve a 1% annual increase in utilization per annum over the planning period.

Please see response to Program 5.I above. The Planning Division is working toward delivering an ordinance expanding "just cause" eviction protections and will timely track utilization of the protections upon the ordiance becoming effective. In the interim, the City provides assistance as requested regardinmg concerns about compliance with AB 1482.

Program 1.A: Rezone for RHNA shortfall.

Amend the Zoning Map and/or Zoning Ordinance to create the opportunity for at least 19 moderate-income housing units.

Complete. In January 2024 the City completed general plan and zoning amendendments to assign residential land use and zoning designations to two parcels identified in Appedndix B of the Housing Element, thereby creating the opportunity for at least 19 moderate-income housing units, consistent with Program 1.A.