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Background on the Marin County Housing Workbook
All the cities and the county are required to update the Housing Elements of
their respective General Plans by December of next year –– while this is a
legal requirement for all jurisdictions, it is an unprecedented opportunity to share our
experiences and ideas, and to forge a common understanding of how best to meet the
challenge of meeting Marin’s housing needs.
The Marin County Housing Workbook process is being jointly sponsored by all of the
local government jurisdictions in Marin, including all eleven towns and cities as well as
the County. It was conceived as a way to comprehensively examine Countywide
housing issues, share resources in undertaking necessary background analysis, and
develop “best practices” (model policies, programs and implementing tools) tailored to
Marin County. A special emphasis has also been placed on facilitating effective
community dialogue of housing issues, opportunities and choices.
During 2001 each city and the county will be updating their respective Housing
Elements. Each community will develop its own process (possible workshops and
Planning Commission and City Council public hearings) for much more detailed
discussion of each community's goals, policies and specific actions to address their
housing needs. For more information on the Marin County Housing Workbook,
contact Dan Dawson or Barbara Collins at the Marin County Community
Development Agency, 499-6269.
Workshops Overview
The first part of the Housing Workbook process involves two series of
community workshops. The first series was held in late November and early
December, 2000 in different parts of the County (San Rafael, Mill Valley, Kentfield,
and Point Reyes Station). Notices were sent to a mailing list of over 1,000 individuals
and organizations. Approximately 150 people attended the four workshops. Each
workshop followed the same agenda. The workshops focused on the following three
questions:
s What are trends and challenges we face today? Despite all of our successes,
Marin faces critical challenges in many areas, including housing. Housing
affordability in Marin and in the Bay Area as a whole is now at an all-time low.
This has implications for all of us, as it becomes more difficult to fill vacant jobs;
roadways are clogged with workers traveling longer distances; and many young
families, long-time residents, and other community members relocate because
they can no longer afford to live here.
The purpose of this part of the workshop was to take a few moments to talk
about the trends and challenges facing Marin today, especially in the area of
housing, and to help establish a comprehensive understanding of housing needs,
issues, trends and challenges based on peoples’ first-hand views and perspectives.
Marin County Housing Workbook––Workshop Series #1 Summary––Page 1
s What is our VISION for housing?
Visioning is a way of looking at the
future. Instead of focusing only on
today’s issues and concerns, visioning
jumps to a point in time (say the year
2020) to help us define what we want to
achieve. It helps us to understand what
we value, and to take a positive,
constructive look at our community.
With a clearer idea of what it is we want
our community to be like, we can chart a
more meaningful and effective course to
get there. Workshop participants.
Our discussion at the workshops focused on housing. However, knowing that
housing does not exist in isolation from other uses and activities, participants
were free to discuss their vision for
Marin’s future in broad terms as well,
and to then focus more specifically on
the ways in which housing fits into that
vision. The purpose of the discussion
was to share our individual visions and
see if we can begin to give shape to a
common vision for housing in Marin.
s How can we realize our VISION? The
VISION for housing will be refined over
the course of the coming months as we
explore our ideas more fully and focus
more closely on specific areas of need Small Group discussion.
and each individual community. A key
role of the Housing Element—assisted
by information in the Marin Housing Workbook—will be to clearly articulate a
vision for housing, including specific goals and objectives, and to lay out a set of
strategies, policies and programs for achieving them. The final part of the
workshop was intended to spend some time talking about possible key strategies
which will help us to effectively realize our vision for housing.
a Workshops Agenda
end
Ag The meeting was organized into the following parts, as shown below––with
staff from the various jurisdictions of the county and the consultant
providing a brief overview of the process and agenda at the beginning:
Marin County Housing Workbook––Workshop Series #1 Summary––Page 2
Housing Workshops Agenda
Marin Center
Tamalpais High School
College of Marin––Kentfield
Point Reyes Station
15 minutes I. Welcome, Introductions and Project Overview
a. Welcome and Project Overview
b. Introductions
c. Agenda Review
30 minutes II. Small Group Discussion: Trends and Challenges
a. Introduction to Small Groups
b. Small Group Discussion
(a short break was provided for refreshments and to see
other group comments)
5 minutes III. Visioning Overview
a. Overview of Visioning
b. Instructions to Small Groups
60 minutes IV. Small Group Discussion: A Vision for Housing in
Marin County
20 minutes V. Large Group Presentation: Small Group Reports on
Vision Themes
a. Presentations of Results from the Small
Groups
b. Review of Vision Themes
40 minutes VI. Large Group Brainstorming: How do we get There?
a. Large Group Identification of Possible
Strategies and Actions
10 minutes VII. Large Group Review: Summary and Evaluation
a. Insights, Next Steps and Thank You
b. Workshop Evaluation
A ‘Tell Us” Housing Workshop Agenda and Guide and comment sheets were provided for
the workshop. The Workshop Agenda and Guide provided background material on key
topics to be discussed. Staff and consultants attending the workshops included:
Marin County Housing Workbook––Workshop Series #1 Summary––Page 3
Staff and Consultant Participants
Robyn Anderson, consultant
Scott Anderson, Tiburon
Jeffery Baird, consultant
Chris Baldassari, San Rafael
Roy Bateman, Marin County
Chantry Bell, San Rafael
Virginia Boone, Corte Madera
Bob Brown, San Rafael
Evelyn Buchwitz, San Rafael
Jenny Buckingham, Belvedere
Barbara Collins, Marin County
Dan Dawson, Marin County Each small group reported their findings to the larger group,
David Driskell, consultant with summary comments recorded on a large wall-graphic.
Amy Feagans, San Anselmo
Andrea Fox, Marin County
Hans Grunt, Novato
Curtis Havel, Marin County
Elise Heitur, Mill Valley
Alex Hinds, Marin County
Linda Jackson, San Rafael
Larry Kennings, Fairfax (consultant)
Stephanie Lovette, San Rafael
Mimi Liem, Sausalito
Steve Marshall, Corte Madera
Lisa Newman, Tiburon (consultant)
Bob Pendoley, Sausalito (consultant)
Michelle Rodriguez, Marin County
Lydia Romero, San Rafael Facilitation and recording of large group brainstorming of
Jay Tashiro, Corte Madera strategies and actions to achieve the VISION
Jan Vazquez, Larkspur
Rory Anne Walsh, Mill Valley
Dawn Weisz, Marin County
Following the initial staff presentation and responses to questions, the large group was
divided into smaller groups of 10 to 15 people. Each of the small groups covered the
same topics of discussion, with comments recorded on flip pads or large paper.
Following the small group discussion, a member of each group was chosen to report
back the group’s findings to the larger group.
Below is a summary of comments for the VISION for housing and ways to achieve the
VISION from the meetings.
Marin County Housing Workbook––Workshop Series #1 Summary––Page 4
Our Vision for Housing
Marin Center Workshop
1 Provide for consolidation of local
governments (to make them more
efficient)
2 All towns cooperate in providing a fair
share of affordable housing
3 Our kids can afford to live here
4 There are no monster homes
5 There is a diversity of populations (age,
economics)
6 Our population is no longer growing in
response to water/other constraints
7 We have walkable communities
8 People remain in their houses and stay in Wall-Graphic from one of the small groups identifying the
the communities following as part of the “heart and essence” of the VISION for
9 Second units are available Marin County housing:
10 There is better transit north and south Inclusive
higher density Nature
Quaint
11 We have entry level housing Culture/ Arts
12 We have beautiful communities/ Historical
neighborly communities Diverse, multi-cultural
13 Non-profits acquire and manage rental Socially equitable
housing Spiritual
Inter-generational
14 There are new funding mechanisms Balanced
provided for affordable housing Uniqueness of communities
15 Transit stops have affordable housing–– Green
cars are not required
16 We have jitney service
17 There is a transportation revolution and housing is located along transportation
corridors
18 People can live, work and play in proximity to one another
19 Teachers can afford to live here
20 Training programs are provided for our workforce
21 We have lots of housing choices
22 We use innovative ways to get by the high land costs
23 We use the air rights over Caltrans parking lots (Larkspur Landing / Fireman’s
Fund/Berkenstock)
24 Open space is preserved and we have smart development
25 We encourage vertical mixed use projects
26 We use recyclable materials (there are green buildings)
27 We have safe and affordable housing for seniors
28 We build smaller units with design elegance –– and provide open space, etc.)
Marin County Housing Workbook––Workshop Series #1 Summary––Page 5
Tamalpais High School Workshop
1 We have a change in attitude about housing
2 We believe in the good of a greater community that is above all
3 We are brought together as a community (and we work together)
4 Human dignity in our county does not depend on wealth
5 We have maintained our agricultural lands and open space
6 We have densified our town centers and they work better
7 We have clean water and air
8 We use resources wisely
9 There is less pollution and a more balanced lifestyle
10 There is a mixed population and diversity
11 People work and live in the community
12 Houses are closer together
13 Families are kept together because they can live near each other
14 There is ethnic, financial, and density diversity––including all age groups
15 We have maintained our small-town character
16 There are community land trusts
17 Sustainable housing is provided using sustainable materials
18 There is more pedestrian-centered transportation with less use of cars
19 You can get what you want near to where you live
20 There is housing at St. Vincent’s
21 We spend less time in the car
22 There is train service (“Ben’s Train”)
23 There are smaller homes and cottages
24 We have housing for the elderly and starter homes
25 Employers participate in providing housing
26 There is a mix of high and low income housing throughout Marin
27 We provide co-housing opportunities
28 There is mixed-use development of shopping centers
29 Existing housing is better used
30 There are smaller homes and smaller spaces for people
31 There is a mixture of housing
32 We use creative funding techniques to provide affordable housing
College of Marin Workshop
1 There is municipal responsibility
2 Our plan is visionary
3 We have a diversity of people––young and old
4 We use solar and wind power
5 We conserve resources
6 Housing is affordable to all
7 There is cooperation between agencies
8 We foster a sense of community
9 There is a transit shuttle system in the county
10 Children can live here
11 There is integration throughout our county
Marin County Housing Workbook––Workshop Series #1 Summary––Page 6
12 We maintained open space
13 People can work and live here
14 Our neighborhoods are pedestrian oriented and there is easy walking
15 We have co-housing for elderly and young
16 There are second units
17 We provide incentives for affordable housing and have changed public policy
18 We help each other
19 There is no housing on floodplains
20 We are equitable in how we do things
21 Clustered homes have courtyards
22 We use in-fill housing opportunities
23 Teachers can live where they work
24 We are accountable to our work force in providing housing
25 Our economy is healthy and evenly distributed
26 There are few new large homes
27 There are no SUV’s
28 There is diversity of young and old
29 We make good land-decisions
30 There are better transit opportunities
31 There is collaboration among public agencies
32 We have mixed-use development
33 We have saved our open space
34 Water, housing, transit all work well together
35 We have rent control
36 We use self-help programs
37 Hamilton provides housing with shared spaces
38 We are pro-active in our approach to problems
39 We have transit to help people move around
40 We have good sidewalks
41 We can see the sky
42 Open space is protected in West Marin
43 Marin County is still beautiful
44 Our hillsides are preserved
45 There are no more monster homes
46 It is more expensive to live outside county than within
47 People live and work here
Point Reyes Station Workshop
1 We share food and ideas in the kitchen
2 We are fully sustainable and diverse (we are a model)
3 We maintained the quality of life
4 West Marin has a separate form of government
5 We value the County’s greenness
6 There is mixed use development
7 We have compact/ cluster housing
8 There is communal housing for seniors and young close together
Marin County Housing Workbook––Workshop Series #1 Summary––Page 7
9 We share our houses
10 We have cluster homes and co-housing
11 There is help from government to maintain/ create housing
12 We foster live/work communities
13 There are incentives for decreasing population/smaller family size
14 There is no growth in units–– but better use of what we have
15 There are tax disincentives for larger homes
16 We have a more diverse agriculture
17 We have smaller housing units
18 We redevelop existing housing to higher standards
19 People will learn from us
20 There is an equitable solution to housing
21 There is no sprawl
22 We are pedestrian friendly
23 There is sustainable tourism
24 There is a variety of public transit available
25 We incorporate housing, business, and the environment together
26 There are clearly defined development/ non-development areas
27 We use electric transportation
28 There is no hunger and no homeless
29 There is environmental restoration
30 We provide “green housing”
Adopted
Town of
Corte Madera
Housing Element How We Can Realize Our Vision for Housing
Marin Center Workshop
1 Need realistic levels of affordability
2 Provide for active participation in programs
3 Build on top of malls – Air rights
4 Achieve intelligent, workable strategies (avoid polarization)
5 Encourage mixed-use zoning in office and industrial areas (east of Francisco
Boulevard area for example)
6 Reduce land costs
7 Evaluate San Quentin as an opportunity site for affordable housing (start now)
8 Provide subsidies for green buildings and other indicators/ standards for high
quality housing
9 Use inclusionary ordinance requirements and increase lower requirement to
25% of the total project
10 Provide lower income housing
11 Minimize use of “in-lieu” fees/ build units on-site.
12 Maintain affordable housing long-term through restrictions.
13 “Encourage,” don’t “discourage” second units
14 Minimize Bed & Breakfast displacement of possible second units
Marin County Housing Workbook––Workshop Series #1 Summary––Page 8
15 Provide workforce housing
16 Encourage corporations to contribute to housing, such as providing units or for
down-payment for housing
17 Establish a good clearinghouse to search for innovative solutions
18 Acquire existing rental housing
19 Provide awareness and education in the community about where we are going/
trends due to the lack of affordable housing
20 Recognize that everyone should contributes to solutions
21 Include “affordable housing overlay” zoning
22 Establish a moratorium to protect sites for affordable housing overlay zoning
23 Search for workable parking solutions for second units (multiple vehicles)
24 Don’t lose sites
25 Re-look at parking standards for affordable housing
26 Establish a “community bank” to provide loans for higher density housing
27 Take advantage of downturns in the economy to acquire monster homes for
multi-family housing
28 Create a list of people who will participate in creative solutions
29 Limit the number of vacant homes
30 Take the ABAG housing needs seriously
31 Use the Countywide Planning Agency to set housing directions
32 Contribute funds from the profits from the increase in sales prices
33 Make it as easy to build affordable housing as large singe-family homes
34 Provide CEQA categorical exemptions to facilitate affordable housing
35 Require affordable housing, rental housing, and mixed with market rate housing
36 Look to contributions of job generators for housing
37 Establish commercial in–lieu fee contributions
38 Look to cooperative and co-housing as a possible affordable housing type
39 Provide shared housing (consider the San Mateo County model)
40 Provide opportunities for people to own a share of community space
41 Limit the size of homes
42 On large lots, allow second units
43 Provide flexibility in allowing higher/more flexible Floor Area Ratios (FAR)
44 Provide housing for special needs groups
45 Build on our existing transit arterials
Tamalpais High School Workshop
1 Consider that we are not built-out
2 “In-lieu” fees should not exist––units should be built––or require more
substantial in lieu fees
3 Make our solutions have a “glow” about them
4 Allow a transfer of land
5 Adhere to requirements
6 Relax parking requirements
7 Allow mixed use and shared housing
8 Re-zone sites to higher density to allow for “cozy housing”
9 Encourage shopping centers re-use
Marin County Housing Workbook––Workshop Series #1 Summary––Page 9
10 Involve the community in all housing-related decisions
11 Get community input early in the process
12 Design CEQA to allow for easier approval of housing (affordable housing)
13 Provide a smaller minimum lot size (smaller lots)
14 Allow higher FARs––not bigger homes
15 Relax setbacks to provide for clustering
16 Make each community more sustainable
17 Relax requirements for housing––especially for second units
18 Provide funding for second units
19 Require commercial development to contribute funding, etc., for housing
20 Increase appreciation of designing nice places to solve problems/ create high
quality communities
21 Look at creative housing sites (San Quentin, etc.)
22 Be proactive in addressing the affordable housing issue
23 Eliminate antiquated zoning
24 Re-look at health and safety codes
25 Assure that regulations do not get in the way of creative solutions
26 Provide more incentives and City/County partnerships for mixed use and
commercial contributions for housing
27 Be creative in thinking about affordable housing sites (i.e. re-use)
28 Assure effective leadership and education
29 Provide for local streams of revenue to make things happen
30 Make job generators plan for employee housing
31 Provide good data/info on need and housing costs (real numbers; real facts)
32 Provide reduced fees for housing that is meeting local needs
33 Educate people about who the housing is for and what it will look like
34 Use the media and provide more ways for people to feel comfortable
35 Live close––live well
36 Consider that the tax system does not support housing
37 Require no overnight parking to address NIMBY opposition
College of Marin Workshop
1 Assure cooperation and collaboration
2 Require mitigation fees to bring in housing
3 Provide for in-fill higher density housing ––not only along the 101 corridor
4 Provide for revenue sharing among jurisdictions
5 Share information (website, etc.)
6 Work with existing housing advocates, and coordinate efforts: Workforce
housing consortium; Builders; Bankers; EAH; CEO’s; San Quentin / C.L.A.S.P.
7 Recognize that we have opportunities now
8 Help Larkspur to provide workforce, affordable housing
9 Look to COM/IVC campuses for housing opportunities
10 Find out what works
11 Build on our successes
12 Provide outreach to the community
13 Assure a diverse representation in the process
Marin County Housing Workbook––Workshop Series #1 Summary––Page 10
14 Get the word out
15 “Plant the seeds” –– Council; Board of Trustees; Capital visits; Radio;
Newspapers; Door-to-door Survey.
16 Develop publicity––“changing attitudes”
17 Provide for advocacy –– at the state and local level
18 Provide workforce housing
19 Develop a “public will” to develop affordable housing
20 Make affordable housing a campaign issue
21 Encourage people to get involved… and run for office
22 Look at taxing options / sharing funding to get things done.
23 Establish rent control
24 Identify ways to provide workforce housing funds
25 Strategize with other counties –– Ion isues and legislation
26 Address the housing and transportation relationship
27 Assure contributions at all levels through businesses, schools, etc.
28 Establish a management structure to administer and implement projects
29 Do not tie our hands in providing affordable housing
30 Assure a fair share contribution of businesses in meeting housing needs: Such as
units, “in-lieu” fees, and land
31 Use the “Blueprint for Bay Area Housing” as a resource
Point Reyes Station Workshop
1 Provide plans that get things done––with actions and incentives
2 Go through existing plans and policies
3 Assure better implementation
4 Look at newer community plans for guidance
5 Work with local community land trusts to buy existing housing
6 Support C.L.A.M.
7 Provide tax incentives for people to donate property for housing
8 Bring existing housing into an appropriate affordability scale
9 Provide a housing conservation plan––protect existing housing
10 Require units to be built–– consider that “in-lieu” fees are a failure and we need
to provide housing not “in-lieu” fees
11 Acquire existing housing
12 Establish a transfer tax for housing
13 Utilize existing housing for people who live in West Marin, not vacation homes
and B&Bs
14 Commit to implementation––make a shift in attitude
15 Require affordable housing with market rate housing
16 Make sure we have located housing away from environmental constraints––this
can be done through using good mapping (mapping layers) and analyzing the
factors such as zoning, septic, environmental, drainage, etc.
17 Assure that density in rural areas corresponds to environmental constraints
18 Address water issues and use the water we have locally––West Marin water is
from local drainage
19 Make County government more active in water planning
Marin County Housing Workbook––Workshop Series #1 Summary––Page 11
20 Make more efficient/ better use of our land
21 Use good data as a basis for decision-making
22 Make us a model in consumption––change the way we live (sustainability)
23 Analyze our ecosystem to understand how we can retrofit/ enhance to meet our
needs––it provides our “route” of what we can do.
24 Conduct a watershed analysis of all ecosystems in Marin
25 Recognize that housing produces more food
26 Consider how much of our planet we consume for housing
27 Look to other models of county housing, such as Davis.
28 Protect open space
29 Assure adequate food production
30 Provide green housing
31 Provide in-fill housing
32 Provide materials and documentation to begin to look at solutions
33 Increase the percentage required of affordable housing in new projects
34 Apply requirements to commercial development
35 Establish a moratorium on housing
Workshop Evaluations and Suggestions
1 Like the collaborative spirit of the workshops
2 Small groups are effective
3 Want to keep in touch––share contact list (Marin County is developing a
housing mailing list by jurisdiction)
4 Good recording of comments
5 Include email addresses on the sign-up sheet
6 Assure there are no lectures and lots of dialogue at future workshops
7 Carry the momentum through to end of the process
8 Identify and visit housing opportunity sites
9 Provide more public outreach and professional public relations to build
community buy-in
10 Enjoyed the convergence of interests
11 High School student participation (at Tamalpais High School)
12 More diversity! Better outreach needed
13 Report thematically on vision / not a list
14 Get summary out to as many people as possible Attachments –– Photoreductions of
15 Provide outreach to schools, businesses, etc. on site the Meeting Wall-Graphics (8 pages)
16 Identify how we can stay involved ➣ Marin Center Workshop
17 Provide a list of participants––including email ➣ Tamalpais High School
19 Get everyone to the table Workshop
20 Liked the good listening ➣ College of Marin Workshop
21 Good workshop organization and preparation ➣ Point Reyes Station Workshop
Marin County Housing Workbook––Workshop Series #1 Summary––Page 12
