RESOLUTION NO. 09/2016

RESOLUTON NO. 09/2016 A RESOLUTON OF THE TOWN COUNCL OF THE TOWN OF CORTE MADERA RECEVNG AND ACCEPTNG THE CALENDAR YEAR 2015ANNUAL PROGRESS REPORT FOR THE HOUSNG ELEMENT WHEREAS, California Government Code Section 65400(2) requires the planning agency to provide an annual report to the Town Council, the State Office of Planning and Research, and the State Department of Housing and Community Development (HCD) regarding progress toward implementation of the housing element of the general plan; and WHEREAS, planning staff has prepared an annual progress report for the calendar year 2015, utilizing the prescribed forms and instructions provided by HCD; and NOW, THEREFORE, THE TOWN COUNCL OF THE TOWN OF CORTE MADERA DOES RESOLVE AS FOLLOWS: The Town Council hereby accepts and receives the annual progress report on the housing element ("Exhibit A") prepared by planning staff and forwards the report to the State Office of Planning and Research and the State Department of Housing and Community Development pursuant to Government Code Section 65400(2). This resolution is adopted on the 19th day of April, 2016 by the following vote. AYES: Councilmembers: Andrews, Bailey, Condon, Furst, Lappert NOES: Councilmembers: None ABSENT: Councilmembers: None ABSTAN: Councilmembers: None Attest: Rebecca Vaughn, To Approve: Attachment: 1. Exhibit A- HCD Annual Housing Element Progress Report

o_t_am_al_p_ais_d_n o ---- ----- --- --- ----- ------ -t;:=x H-l e> l T A Department of Housing and Community Development ANNUAL HOUSNG ELEMENT PROGRESS REPORT City or County Name: T own of_co_rt_e_m_ a d_e_ ra _ Mailing Address: 3_ v_e_, c_o_rt_e_m_ ad_e_ ra_,_c_a_9_4_ 9_ 2 s _ Contact Person: Adam Wolff Title: Directorof PlanningandBuilding ----------- Phone: (415) 927-5059 FAX: (415) 927-5039 E-mail: awolff@tcmmail.org January 1, 2015 December 31, 2015 Reporting Period by Calendar Year: from to _ These forms and tables, (see sample - next page) must be submitted to HCD and the Governor's Office of Planning and Research (QPR) on or before April 1, of each year for the prior calendar year; submit separate reports directly to both HCD and QPR (Government Code Section 65400) at the addresses listed below: Department of Housing and Community Development Division of Housing Policy Development P.0. Box 952053 Sacramento, CA 94252-2053 -and- Governor's Office of Planning and Research P.O. Box 3044 Sacramento, CA 95812-3044 5

...:. EXHBT A ANNUAL ELEMENT PROGRESS REPORT Housing Element mplementation (CCR Title 25 6202 ) Attachment 1 page 1 of3 Jurisdk:llon Reporting Period Town of Corte Madera 1/1/2015 12/31/2015. - Table A Annual Building Activity Report Summary New Construction Very Low-, Low-, and Mixed-ncome Multifamily Projects -... 0.0.... -.:... a. AilllrlD..., Houelng wi!h Financial A&slaUnce Hollllin!lwithoue Hou.ins De...top,nent' UlfclrmMlon and/or Fmancial Asalsmnce DHd RMlrictlon. or DHd Reatrlctiona 1 2 3 4 5 5a 6 7 8........._... 1.. ---..,., -O T-, 119..._ (11191ybaAPMNL _1, ',.,.,,,'--" i...... - 01n11,111111t..-1111......, ----...... ':.U c,,,o..,'......,-...... ;... Second Units achieve levels of affordability w/o 203 Morningside Drive financial or deed 1 1 Second Unit ' restrictions (see Housing Element pgs. 64-65 attached). ' (9) Total of Moderate and Above Moderate from Table A... 0 0 (10) Total by income Table A/A3...... 1 1 (11) Total Extremely Low-lnc:oma Units Note: These fields are voluntary 6

ANNUAL ELEMENT PROGRESS REPORT Housing Element mplementation (CCR Title 25 6202 ) Attachment 1 page2of3 Jurisdiction Reporting Period Town of Corte Madera 1/1/2015 12/31/2015 TableA2. Annual Building Activity Report Summary - Units Rehabilitated, Preserved and Acquired pursuant to GC Section 65583.1(c)(1) Please note: Units may only be credited to the table below when a Jurisdiction has ncluded a program t ts housing element to rehabilitate, prese,ve or acquire units to accommodate a portion of ts RHNA whichmeet the specific criteria as outlined in GC Section 65583.1 (c)(1) Activity Type Affordability by Household ncomes \lly" "" t,ow. TOTAL lncan!o'._.. f!coll,e UNTS (4) The Descnption should adequately document how each wilt complies with subaec:uon (c XT) of Government Code Saction 65583.1 (1) Rehabilitation Activity 0 (2) Preservation of Units At-Risi< 0 (3).Acquisition of Units 0 (5) Total Units by ncome 0 0 0 0 Note: This field s voluntary TableA3 Annual building Activity Report Summary for Above Moderate-ncome Units (not incjudlng those units reported on Table A) 1. 2. 3. 4. 5. 6. Single Family 2-4 Units 5+ Units Second Unit MoblleHomes Total 7. Number of infill units" No. of Units Pennltted for Moderate 0 No. of Units Pennltted for Above Moderate Note: This field is voluntary 7 0

AN UAL ELEMENT PROGRESS REPORT Housing Element mplementation (CCR Title 25 6202 ) Attachment 1 page 3 of3 Jurisdiction Reporting Period Town of Corte Madera 1/1/2015 12/31/2015 Table B Enter Calendar Year starting with the first year of the RHNA allocation penod See Example Very Low Low Moderate ncome Level = RP.Strir.JPJt Non-oeeo i: P<i ueeo RaslJ'i:led Non-oeeo restric1ad Ut=J R stric::led Non-deed restricted RHNA Allocation by ncome Level Regional Housing Needs Allocation Progress Permitted Units ssued by Affordability 20'4 2015 Total Units Total to Date Remaining RHNA Year Year Year Year Year Year Year Year Year (all years) by ncome Level 1 2 3 4 5 6 7 8 9 22 22 13 i 1 1 13 13 Above Moderate 24 2 2 22 Total RHNA by COG. Enter allocation number: 72? 1 3 Total Unirs......... 69 Remaining Need for RHNA Period......... "' Note: units serving extremly low-income households are lncluced in tha very low-ncome permitted units totals. "' ' 12 8

D 3.0 STES NVENTORY AND ANALYSS capacity of Site #1 is 20 units, which exceeds the Town's remaining need of 18 lowerincome units. Second units n 2004, in compliance with Government Code Section 65852.2, the Town amended the Zoning Ordinance to allow second units by right in all single-family residential districts. Planning and Building Department staff approve applications for second units that comply with second unit regulations (see box at right). The approval process usually takes four weeks. The Town approved 13 second units between 1999 and 2013. Ten of the 13 second units were approved after the Town updated the Second Unit Ordinance in 2004. Between 2004 and 2013, the Town approved an average of one second unit permit per year. Based on this pattern and local housing demand and development trends, the Town projects 8 second units will be approved on scattered sites during the current planning period. This is in addition to the realistic unit capacity of 8 second units on the Robin Drive property, Site #3 in the Available Land nventory (Table 47). The Housing Element includes a new program (H-2.16.b Junior Second Units) to consider adopting standards for a new unit type, a junior second unit, which is a unit that can be created by repurposing a bedroom within an existing home, incorporating a small "wet-bar" type kitchen, and providing an exterior entrance to the unit. The relaxed standards could make it more attractive and feasible for a property owner to convert existing space to a second unit, and could increase second unit production beyond the projections identified above. A study by the Marin Countywide Housing Element Workbook concluded that many new second units will be affordable to lower income individuals. The Workbook report "Affordability of Second Units in Marin County" looked at recent surveys from Marin County, the City of San Rafael and the Town of Tiburon, as well as the US Census, American Community Survey, Real Facts, Craigslist and other sources in order Second Unit Regulations 1. One second unit per property 2. Owner Occupancy One of the two units on the property must be owner occupied 3. Zoning Standards. Second unit must comply wl!h development standards for the district. 4. Separate Entry, Kitchen, and Bathroom. Required for both the main and the second unit. 5. Location. May be attached or detached. 6. Architectural compatibility. The second unit must comply with compatibility standards in the ordinance, including matching the style and form, color, and materials of U1e main unit. 7. Parking. One space for each bedroom n the second unit, 8. Permanent foundation. Required for second units. 9. Size. 350 to 750 square feet. 10. Deed restriction. Notice recorded requiring owner-occupancy of the orooertv to draw conclusions about second unit characteristics. The report found that some units are made available free of charge to employees or relatives, helping meet the need for extremely low income households. n other cases, second units are rented below the market price for typical larger apartments. Table 52 summarizes cost data that was developed and presented in the report. 1 63 9

3-0 STES NVENTORY AND ANALYSS Table 52 Affordability of Second Units Very Low ncome Low ncome Moderate ncome Source: Affordability of Second Units n Marh County produced by Marin Coun\y1vide Housing Elffnent ' WorkboOk, 2009. [ ' 20-40% 20-40% 20%+ n 2012, the County of Marin mailed surveys to 257 second urit owners in the unincorporated area of Marin County. Based on a 37 percent response rate, the survey found that 80 percent of second units are being rented, with rents ranging from $0 to $4,250. Approximately 22 percent of the units have no or reduced rentcha rged because a relative, friend or employee lives in the unit. Data from the su y revealed that affordability levels had remained fairly constant since 2008, as follows 6% as very lov income (vs 8 (o ln 20 8) 50% as low im:ome (vs. 51 Vo in 2008 1 20% as moder ate incom (vs. 29% in 200S) 22% as above moderate income (vs. 3% in 2008) Similarly, the City of Novato conducted a second unit survey in 20J.2. Nov ato's survey determined that 66 percent of the second units were affordable to very low i ncome households and 34 percent were affordable to tow income househobs. A recent review of Craigslist found that 40 percent of asking rents for second units in central Marin are affordable to low income households and 60 percent are affordable to moderate income households. t is important to note that this sample does not reflect units that are charged no or reduced rq,t because they are occupied by friends, relatives, or employ s. Basecfon ffie affordability data in the Marin Countywide Housing-Element Workbook and the updated second unit surveys, the Town projects affordability levels for new second units will be as follows: one-third affordable to very low income households, one-third affordable to low-income households, and one-third affordable to moderate income households. Adequate sites As demonstrated in Table 53, the Town of Corte Madera has sufficient sites that are currently zonea to accommodate the unmet RHNA need of 29 units. A total of 78 units can be a cco"lnod ated on sites identified in Table 53. Site #1, which is zoned for high density development, has capacity that eeds the unmet nee d for units affordable to tower income hou%holds. 64 10 1 ',

Table C Program mplementation Status (2015) Status of Program Program D Objective Timeframe in H.E. mplementation Program H-1.2.a Continue to enforce the town Ongoing Town is continuing to enforce the Anti-Discrimination Ordinance to prohibit discrimination Ordinance. Non-discrimination Ordinance based on source of person's income clauses were required for or use of rental subsidies affordable housing agreements for Tam Ridge Residences and San Clemente Place. Program H-1.2.b Planning Director is Equal As needed Town continues responsibility to Respond to Opportunity Coordinator for town review and refer cases. Discrimination responding to complaints, will refer Complaints warranted cases to appropriate county or state agency Program H-1.3.a Condition a targeted marketing As needed On-going; projects are required Targeted Marketing inclusionary program for new to focus outreach and housing project approvals advertisement locally. The requirement was included in affordable housing agreements for Tam Ridge Residences, San Clemente Place Program H-1.4.a.a Adopt the following revision to the One year This program has not yet been Housing Types Zoning Ordinance: Add "factory- implemented. built housing" and "mobile-home" to definition of the Zoning Ordinance Program H-1.4.a.b Adopt the following revision to the One year This program has not yet been Housing Types Zoning Ordinance: Add "single implemented. room occupancy" to the definition of the Zoning Ordinance allowed in C-1, C-2 and C-3 Districts Program H-1.5.a. Encourage positive relations Ongoing Ongoing Neighborhood Relations between neighborhoods and providers of emergency shelters and residential care facilities Program H-1.6.a Ensure new housing developments Ongoing On-going; as development occurs. Adaptable Units for the include units that can be adapted Adaptable units were required for Disabled for use by the disabled Tam Ridge and 1421 Casa Buena Drive. Adaptable units were required for San Clemente Place and Tam Ridge Residences. Program H-1.6.b Continue to allow small licensed Ongoing Use is currently by right in all Residential Care Homes group homes by right in all residential districts. residential districts consistent with the development standards of that district Program H-1.7.a Continue to grant bonuses for Ongoing Senior Housing projects are Density Bonus for projects that include units for currently allowed in the Zoning Special Needs Housing persons of special needs Ordinance at greater density 1 11

Status of Program Program D Objective Timeframe in H.E. mplementation (1/2,000 sf} in the R-2 District Program H-1.8.a. Require amenities for families with Ongoing Common/shared open space Family Housing children requirements for housing Amenities projects include tot lots for children. 1421 Casa Buena Drive will have a tot lot for young children. San Clemente Place provides a playground and clubhouse. Program H-1.9.a. Engage other Marin jurisdictions to Ongoing Congregations in Corte Madera Countywide homeless provide additional housing and have participated in a rotational, programs other options for the homeless winter emergency shelter program, known as the Rotating Emergency Shelter Team (REST) program, from November 15 through April 15. The program serves up to 40 homeless men and 20 homeless women. Although successful, the program provides temporary housing during five winter months only. Program H-1.11.a. Continue to publicize available Ongoing Town includes Marin Housing Rental Assistance affordable units and programs as Authority announcements in Programs they come available in conjunction Town's Monthly Newsletter. 31 with the Marin Housing Authority Housing Choice (Section 8) vouchers are in use in Corte Madera as of July 2014. Program H-1.12.a. Develop and implement measures Ongoing 3 residential rehabilitation loans Energy Assistance publicizing use of energy assistance for low income households were Programs programs to low and moderate funded between 2009 and 2014. income families The Town has adopted the Property Assessed Clean Energy (PAGEi Cal!forniaFRST program Program H-2.1.a. Promote mix of housing types and Ongoing On-going; as development occurs. Provide a variety of affordability by working with Casa Buena Town Homes was Housing Types & developers approved in 2015 and consists of Affordability 16 attached townhomes, three of which will be affordable. San Clemente Place, built in 2008, has a mix of 1, 2 and 3 bedroom units and 20 supportive units. Units are affordable to extremely low, very low and low income households. Tam Ridge Residences (under construction) has a mix of 1, 2 and 3 bedroom units and 18 deed-restricted affordable units for very low, low and moderate income households. 2 12

Status of Program Program D Objective Timeframe in H.E. mplementation Program H-2.2.a Update Amend Affordable Housing Within one year Not yet implemented programs and Ordinance and Affordable Housing ordinances to address Fund to require funds be expended needs of Extremely solely for land or building costs Low- ncome HHs associated with housing affordable to extremely low, very-low, and low income households. Program H-2.3.a Continue to enforce the town Ongoing Ongoing. Nonresidential Ordinance to collect nonresidential Development impact impact fee for the Affordable Fee Housing Fund (CMC, Chapter 3.48) Program H-2.3.b Continue to administer the Town's Ongoing Ongoing Affordable Housing Affordable Housing Fund (CMC Fund Chapter 3.48) Program H-2.3.c Update Affordable Housing Fund Ongoing Not yet implemented Affordable Housing Ordinance as needed reflecting Fund Ordinance Update current housing costs Program H-2.4.a Offer flexible development Ongoing Dependent on developer interest. Employee Housing standards to encourage employee No developer interest during housing on-site. 2015. Program H-2.4.b Offer density bonus as an incentive Ongoing Dependent on developer interest. Employee Housing to providing employee housing in No developer interest in 2015. Bonus Units overlay districts Program H-2.5.a. First- Support first-time homebuyer Ongoing Town includes Marin Housing time Homebuyer programs as funding comes Authority announcements in programs available Town's Monthly Newsletter. Program H-2.6.a. Using funding resources and other Ongoing Continue to administer the Facilitate development staff assistance in on-site and off- Housing Fund for qualifying of high potential site mitigation that may be required projects. housing sites Program H-2.6.b Facilitate development of the Robin Ongoing Dependent on developer interest; Actions for Robin Drive Drive property. mplement the no development proposal was mandatory Second Unit submitted in 2015. requirement for development on this site Program H-2.6.c. Facilitate development of 1421 Casa Ongoing Casa Buena Town Homes were Actions for 1421 Casa Buena Drive which is designated approved in 2015. Application for Buena Drive Medium Density Residential a consisting of 16-units project was approved in January 2015. The project includes 3 units of which will be affordable Town's inclusionary zoning regulations. Program H-2.6.d Develop up to 20 affordable units; Outreach in 2 years; Not yet implemented Actions for Worn um consider emphasizing studio and development by Drive Extension, Town one bedroom units. October 2022 owned parcel Program H-2.7.a Encourage development of up to 20 Dependent Dependent on developer interest; Actions for Old Corte mixed-use affordable units Developer nterest no properties have become Madera Sq. available to take advantage of the 3 13

Status of Program Program D Objective Timeframe in H.E. mplementation AHO incentives. Program H-2.7.b dentify new housing opportunity Prior to 2020 Not yet implemented sites in advance of next Housing Element Update process Program 2.8.a Discourage general plan Ongoing. No rezoning applications contrary General Plan amendments and rezoning actions to this program have been Amendments that would reduce residential proposed for review. densities. Program H-2.9.a Amend Zoning Ordinance to include Two years This program is being Mixed-Use Zone Mixed-Use Zone to sites in the implemented through the Tamai General Plan with Mixed-Use Vista Coridor Study.llncorporated designation on a case by case basis in 2015-2023 HE, expected to be as incentive for higher density adopted in May 2015 housing Program H-2.9.b Encourage mixed-use projects and Ongoing. Tam Ridge Residences, a 180 unit Mixed Use live-work combinations. Up to 20 mixed use development with Development housing units 3,000 square feet ground floor retail, is under construction. Program H-2.9.c Coordinate with regional Ongoing Town would only consider this Regional transportation planning activities program if the development is Transportation/ and facilitate TOD using incentives consistent with the underlying Housing Activities through regional transportation zoning densities. plans Program H-2.10.a Offer incentives, such as State Ongoing Application has been approved ncentives for Density Bonus, fee waivers, to for Casa Buena Townhomes Affordable Housing encourage development of including use of the State Density affordable housing projects Bonus. Program H-2.11.a Require deed restrictions to Ongoing This is a standard requirement for Affordability controls maintain affordability as a condition all projects with inclusionary of approval for affordable housing affordable units. projects Program H-2.11.b Continue contractual agreement Ongoing Contractual agreement with Affordability'Mgt - with Marin Housing Authority to - Mar1n-Hoaslng Authorltv hcis manage affordable housing stock in been continued Corte Madera Program H-2.12.a Continue to implement the Ongoing Compliance with affordable Affordable Housing Affordable Housing Ordinance in housing ordinance has been Ordinance the Municipal Code required in review of Casa Buena Townhomes project and 1441 Casa Buena Town homes application, which was withdrawn by applicant. Program H-2.12.b Monitor lnclusionary Housing Two years Considered, but no action taken Update Affordable Ordinance to consider the during review of 1441 Casa Buena Housing Ordinance following: adjust% of required Drive application affordable units; adjust income categories; adjust in-lieu fee schedule; allow in-lieu for projects with 10+ units ProgramPolicy H-2.15.a Continue to implement the Second Ongoing Zoning Ordinance Amendment 4 14

Status of Program Program D Objective Timeframe in H.E. mplementation Second Dwelling Units Unit Ordinance. The goal for the No. 886 continues to allow a 2015-2023 Housing Element is 16 streamlined process to permit new second units by 2022 Second Units in conformance with State law. One second units was developed permitted during 2015the planning period. Program H-2.15.b Junior Review and adopt standards to Two years This program has not yet been Second Units allow the creation of junior second implemented. units. Program H-2.15.c Encourage the development of 2015 Second unit Planning Fees were Second Unit Fees second units by waiving or reducing reduce from $1,195.00 to fees $850.00 in 2015. Program H-2.16.a Amend Zoning Ordinance to require Ongoing Not yet implemented. Requirement for Second Units as a condition of a Second Units in new Parcel or Tract Map. The goal for developments the 2015-2023 Housing Element is 16 new second units by 2022 Program H-2.17.a Consider amnesty program for Ongoing This program has not yet been Second Unit Amnesty existing Second Units constructed implemented. without prior authorization. A specific period will be allowed for owners of un-permitted units to obtain permits for their units without incurring fines. Program H-3.1.a Adopt Design Guidelines for those 2019 This program has not yet been Adopt Residential specific individual residential implemented. Design Guidelines nelahborhoods throughout town Program H-3.1.b Revise Zoning Ordinance as Three years This program has not yet been Design Flexibility necessary to ensure flexibility of implemented. design solutions Program H-3.2.d Adopl residential Design Guidelines Three years This program has not yet been Housing Design implemented. Principals Program H-3.3.a Require new housing developments Ongoing mplemented through design Residential Scale and are of high quality and compatible review process. Character with the existing residential character Program H-3.4.a As necessary, revise the Zoning Within 2 years A 46 unit condo project at 1441 Preservation of Multi- Ordinacnce to regulate the Casa Buena was denied by the Family Rental Housing demolition of multifamily rental Planning Commission and the housing in order to conserve the existing 32 rental units remain. existing mulitfamily rental housing stock. Program H-3.5.a Continue to enforce the criteria Ongoing Ongoing; current ordinance is Condominium included in the condominium being enforced. Conversion Ord. conversion ordinance Program H-3.6.a Continue to fund Marin Housing Ongoing This program is funded annually. 5 15

Status of Program Program D Objective Timeframe n H.E. mplementation "At Risk" Units Authority's program to monitor "at No Below Market Rate ownership risk" affordable units with deed units were lost during the restrictions. planning period. Program H-3.7.a Continue Zoning, Building, and Fire Ongoing Code enforcement is ongoing Code Enforcement Code enforcement regulations as well as health and safety standards Program H-3.7.b Coordinate with Marin Housing Ongoing Town adopted resolution Rehabilitation and Authority and Pacific Gas and approving California First PACE Energy Loan Programs Electric regarding any loan program in 2015. programs for low and moderate income families. Quantified objective: 8 loans to rehabilitate very low and low income housing. Program H-3.7.c Provide information and assistance Ongoing Ongoing; current information is Development in Flood to owners wishing to development being provided. Zones property in the Special Flood Hazard Areas Program H-4.1.a Prepare information and conduct Ongoing The Town developed information Community Outreach outreach on housing issues. and conducted outreach on on housing issues housing issues, especially during the update of the Housing Element and Tamai Vista Corridor Study. Program H-4.2.a Adopt procedures for developers to Ongoing Early neighborhood outreach is Neighborhood Meeting meet with neighbors prior to common for proposed projects Procedures development application submittals and encouraged by staff in early planning stage. Program H-4.3.a Collaborate with other Marin Ongoing Due to the new streamlined nter-jurisdictional jurisdictions for efforts to plan for review housing element update Planning and provide housing process, an updated Marin Countywide Housing Workbook was not prepared for the 2015-2023 planning period. The county's planners regularly share information and best practices for housing strategies. The junior second unit concept was a result of this inter-jurisdictional effort. Program H-4.4.a Departments will continue to Ongoing Ongoing efforts by both Planning Planning & Building provide lead responsibility and Building Departments. Department mplementing town's housing policies and programs Program H-4.5.a Planning and Building Departments Ongoing This program has not yet been Staff Responsibilities will work with community and implemented. elected leaders to seek revenue resources for housing developments as they became available Program H-4.6.a. mplement Affordable Housing Fund Ongoing Ongoing. 6 16

Status of Program Program D Objective Timeframe in H.E. mplementation Affordable Housing Ordinance and add to funds. Fund Program H-4.7.a Comply with requirements for Ongoing Ongoing. Housing Element Housing Element Annual Review Review Report Program H-4.7.b Undertake Housing Element Ongoing The 2015-2023 Housing Element Housing Element Updates in accordance with State will be updated in 2022. Update Law 7 17