Housing Element Draft Chapter 2

A summary of the City’s quantified objectives is presented in Table 2-1, Quantified Objectives Summary. The City’s quantified objectives described under each program represent the City’s best effort in implementing each of the programs. Assumptions are based on past program performance and funding availability, construction trends, land availability, and future programs that will enhance program effectiveness and achieve full implementation of the City’s housing goals.

GOAL H1 CONSTRUCT NEW HOUSING

Policies

Policy H1.1 Inter-Jurisdictional Cooperation. Coordinate housing strategies with other jurisdictions in Marin County as appropriate to meeting the City’s housing needs.

[Previously Policy H1.3]

Policy H1.2 Housing Element Update, Monitoring, Evaluation and Revisions. Provide an annual report to HCD on Housing Element implementation and regularly assess current housing needs and necessary policies, programs and resource allocations to address those needs.

[Previously Policy H1.4]

Policy H1.3 Organizational Effectiveness. Seek ways to organize and allocate staffing and other resources effectively and efficiently to implement the programs of the housing element.

[Previously Policy H3.7]

Policy H1.4 Priority Processing. Establish priority permit processing and reduced plan check times for duplexes and/or multifamily housing.

[New Policy]

Implementing Programs

Program 1.1 Collaborate on Inter-jurisdictional Efforts to Plan for and Provide Housing. Continue to implement agreed-upon best practices, shared responsibilities and common regulations to efficiently and effectively respond to housing needs within a countywide framework. This includes participation in the Marin County Affordable Housing Fund/Permanent Local Housing Allocation (PLHA) process.

Responsibility: Planning Director

Financing: Staff time

Objective: Develop and maintain a regional process for housing developments that will promote affordable units

Timeframe: Biannually

[Previously Program 1.1]

Program 1.2 Conduct an Annual Housing Element Review. Develop a process for the assessment of Housing Element implementation through annual review by the Belvedere Planning Commission and City Council. Provide opportunities for public input and discussion for a written review by April 1st of each year. Based on the review, establish annual work priorities for Staff, Planning Commission and City Council to implement Housing Element programs.

Responsibility: Planning Director; Planning Commission; City Council

Financing: Staff time

Objective: Timely implementation of housing element programs; preparation of annual progress reports for HCD

Timeframe: Annually

[Previously Program 1.4]

Program 1.3 Streamline Permit Processing for Multi-family Rental Projects. Expedite the permit processing timeframe for new multi-family rental projects (that do not involve the subdivision of land) and aim to reduce the typical processing time from 48 to 24 weeks.

Responsibility: Planning Director

Financing: Staff time

Objective: Reduced permit processing time for multi-family project

Timeframe: Biannually

[Previously Program 4.7]

GOAL H2 MAINTAIN AND IMPROVE THE QUALITY OF EXISTING HOUSING STOCK

Policies

Policy H2.1 Condominium Conversions. Conserve existing multiple-family rental housing by continuing to regulate conversions of rental developments to condominium ownership.

[Previously Policy H2.4]

Policy H2.2 Protection of Existing Affordable Housing. Strive to ensure that affordable housing provided through government subsidy programs, incentives and deed restrictions remains affordable over time, and intervene, when possible, to help preserve such housing.

[Previously Policy H2.5]

Policy H2.3 Protection of Existing Rental Housing. Strive to ensure that the existing rental housing is maintained and consider all opportunities to help preserve such housing.

[Previously Policy H2.6]

Policy H2.4 Housing Rehabilitation. Enable and facilitate the participation of lower income households in housing rehabilitation programs offered through Marin County, utility providers, and others.

[Previously Policy H2.7]

Implementing Programs

Program 2.1 Enforce Condominium Conversion Ordinance. Continue to apply the Condominium Conversion Ordinance, which was adopted by the City in 1983, and regulate the conversion of rental housing to for-sale condominiums.

Responsibility: Planning Department; City Attorney

Financing: Staff time

Objectives: Preservation of rental housing stock

Timeframe: Review and report annually

[Previously Program 2.1]

Program 2.2 Preserve Rental Housing. Monitor the rental stock in Belvedere to maintain a reasonable rental stock, recognizing the need for such units to accommodate those preferring to rent or those unable to purchase homes in Belvedere.

Responsibility: Planning Department

Financing: Staff time

Objectives: To keep decision makers informed of the number and condition of city’s rental stock

Timeframe: Review and report annually

[Previously Program 2.2]

Program 2.3 Conduct Home Presale Inspections. Continue to inspect all residential units prior to resale. The inspections indicate zoning violations and point out safety related matters to assure that the units are safe and conform to the Building Code.

Responsibility: Planning Department; Building Department

Financing: Staff time

Objectives: To maintain in good condition the city’s housing stock

Timeframe: Review and report annually

[Previously Program 2.3]

GOAL H3 FACILITATE THE DEVELOPMENT OF AFFORDABLE AND EQUAL OPPORTUNITY HOUSING

Policies

Policy H3.1 Mixed-Income Projects. Require construction of mixed-income Objective Design and Development Standards (ODDS) projects to provide low- and moderate-income units which are indistinguishable from the market rate units in the same development.

[Previously Policy H2.3]

Policy H3.2 Adequate Housing Sites. Provide programs to enable the construction of a minimum of 160 new housing units during the 2023-2031 planning period, including 77 units affordable to lower income households, to address the City’s regional housing needs.

[Previously Policy H3.1]

Policy H3.3 Density Bonuses and Other Incentives for Affordable Housing Developments. Encourage and support ODDS development proposals which provide new housing for low- and moderate-income households and process applications for low- and moderate-income housing in an efficient manner, avoiding unnecessary time delays and granting density bonuses to make maximum use of available sites in accordance with State laws.

[Previously Policy H3.2]

Policy H3.4 Financial Assistance for Affordable Housing. Provide financial and/or regulatory incentives to support production of affordable housing. Leverage local funds with outside sources, provide financial assistance through City budget allocations, partial fee waivers and cooperation with private fundraising activities to expand affordable housing opportunities in Belvedere. A rebate process may be incorporated to recuperate fees for staff time if construction does not occur.

[Previously Policy H3.3]

Policy H3.5 Long-Term Housing Affordability Controls. Affordable units shall be deed-restricted to maintain affordability on resale.

[Previously Policy H3.4]

Policy H3.6 Accessory Dwelling Units. Require the provision of accessory dwelling units in the development of new single-family homes. The additional units would be created for the purposes of providing affordable housing to local employees such as household staff, medical caregivers, or other household support personnel. Enable construction of new well-designed second units in the City, consistent with parking and street capacity, as a primary way to provide workforce and special needs housing and meet the City’s regional housing needs.

[Previously Policy H3.6]

Policy H3.7 Affirmatively Furthering Fair Housing. Promote the services of and support Fair Housing Advocates of Northern California (FHANC), which provides free housing discrimination counseling services, intervention and complaint investigation to clients of all protected classes, including immigrants, people with disabilities, seniors, families with children, and other clients protected under fair housing law.

[New Policy]

Implementing Programs

Program 3.1 Identify Existing Employee Housing Opportunities. Work with local school districts, other public agencies (specifically the Town of Tiburon), and existing businesses to assist in the provision of housing for public employees.

Responsibility: City Manager; Planning Director

Financing: Staff time

Objectives: Provision of housing opportunities for public employees

Timeframe: Review and report annually

[Previously Program 1.2]

Program 3.2 Work with the Marin Housing Authority. Continue to implement the agreement with the Marin Housing Authority (MHA) for management of the affordable housing stock in order to ensure permanent affordability. Implement resale and rental regulations for low- and moderate-income units and assure that these units remain at an affordable price level.

Responsibility: Planning Department

Financing: Staff time

Objectives: Preservation of affordable housing stock

Timeframe: Review and report annually

[Previously Program 1.3]

Program 3.3 Provision of Adequate Sites for Affordable Housing. The City will continue to maintain an up-to-date inventory of vacant and underutilized properties consistent with “no-net-loss” rules and will assist developers in identifying land suitable for residential and mixed-use development.

Responsibility: Planning Department; Planning Commission; City Council

Financing: Staff time

Objectives: Maintain appropriate inventory of vacant and underutilized site for housing development

Timeframe: Ongoing with every land use decision involving property that is listed in the Housing Element’s inventory of vacant and underutilized land available for housing

[Previously Program 3.1]

Program 3.4 Public Education on Accessory Dwelling Units. Provide information on the City’s accessory dwelling unit standards on the City’s website, and promote their development via the City’s e-newsletter and public relations efforts. Seek to achieve development of 39 units over the planning period

Responsibility: City Clerk; Planning Department

Financing: Staff time

Objectives: Promotion of the development of accessory dwelling units

Timeframe: Review and report annually

[Previously Program 3.2]

Program 3.5 Financial Assistance for Second Units. Continue to waive planning and impact fees for accessory dwelling units and junior accessory dwelling units.

Responsibility: Planning Department

Financing: Staff time

Objectives: Reduction of development costs for accessory dwelling units

Timeframe: Review and report annually

[Previously Program 3.4]

Program 3.6 Establish an Affordable Housing Fee for New Market Rate Housing, Remodeling and Additions. Conduct a nexus study by 2025 to evaluate the establishment of an affordable housing fee for residential projects involving one or more units and fees based on the number of square feet of proposed major remodels and additions.

Responsibility: Planning Department; Planning Commission; City Council

Financing: Staff time

Objectives: Increased funding for affordable housing development

Timeframe: Completion by end of FY 2025-26

[Previously Program 3.7]

Program 3.7 Participate in the Marin County Affordable Housing Fund/Permanent Local Housing Allocation (PLHA). Adopt a memorandum of understanding with Marin County to facilitate the participation in the Marin County Affordable Housing Fund/Permanent Local Housing Allocation (PLHA). Explore other streams of financing to add to or match these funds.

Responsibility: City Manager; Planning Department; City Council; County of Marin

Financing: Staff time

Objectives: Increased funding for affordable housing development

Timeframe: Completion by end of FY 2025-26

[Previously Program 3.8]

Program 3.8 Seek Federal and State Funds for Qualifying Development Projects. Apply for State and Federal monies for direct support of a proposed project that will provide low-income housing construction or rehabilitation. Upon receipt of an application for multi-family development, the City shall work with the developer to assess potential funding sources, such as, but not limited to, the Community Development Block Grant (CDBG), and HOME. The City shall also seek State and Federal funding specifically targeted for the development of housing affordable to extremely low-income households, such as the Local Housing Trust Fund program and Proposition 1-C funds. The City shall promote the benefits of this program to the development community by posting information on its web page and creating a handout to be distributed with land development applications.

Responsibility: Planning Department

Financing: Staff time

Objectives: Increased funding for affordable housing development and rehabilitation

Timeframe: Review and report annually

[Previously Program 3.9]

Program 3.9 Low-Barrier Navigation Center. AB101 (2019) provides a pathway to permanent housing for people experiencing homelessness. In order to comply with the State law, the City will amend the Zoning Code Definitions to include the definition for “Low-Barrier Navigation Center” consistent with State law. The City will also amend its Zoning Code to permit by right low-barrier navigation centers in at least two zoning mixed-use districts.

Responsibility: Planning Department; Planning Commission; City Council

Financing: Staff time

Objectives: Compliance with new State law; reduction in homelessness in the region

Timeframe: Completion by end of FY2023-24

[New Program]

Program 3.10 SB35 Process Improvements. Government Code section 65913.4 allows qualifying development projects with a specified proportion of affordable housing units to move more quickly through the local government review process and restricts the ability of local governments to reject these proposals. The City will develop an SB35 checklist and written procedures for processing SB35 applications to ensure efficient and complete application processing

Responsibility: Planning Department

Financing: Staff time

Objectives: Implementation of SB35

Timeframe: Completion by end of FY 2023-24

[New Program]

Program 3.11 New Mixed-Use Zoning District. The City will amend its Zoning Ordinance to establish a new Mixed-Use (MU) zoning district in the current C-1 zone that permits multifamily housing by right with a maxmum density of 30 dwelling units per acres. The City will also amend its Zoning Map to rezone APN 060-082-57 to MU from NC and APNs 060-082-59 and 060-082-32 to MU from C-1.

Responsibility: Planning Department; Planning Commission; City Council

Financing: Staff time

Objectives: Provide additional opportunities for affordable housing

Timeframe: Completion by end of FY 2023-24

[New Program]

Program 3.12 Affirmatively Furthering Fair Housing. The City will hold meetings twice a year with Fair Housing Advocates of Northern California to explore ways in which the City can support and affirmatively further fair housing in Belvedere and the region.

Responsibility: Planning Department

Financing: Staff time

Objectives: Implementation of SB35

Timeframe: Completion by end of FY 2023-24

[New Program]

GOAL H4 PROVIDE HOUSING OPPORTUNITIES FOR SPECIAL NEEDS POPULATIONS

Policies

Policy H4.1 Special Needs Groups. Provide opportunities through affordable housing programs for a variety of affordable housing to be constructed or acquired for special needs groups, including the needs of people living with disabilities, people in need of mental health care, single parent families, and other persons identified as having special housing needs.

[Previously Policy H4.1]

Policy H4.2 Senior Housing. Support and encourage the development and construction of housing for seniors. These units should be easily accessible and close to transportation and community services.

[Previously Policy H4.2]

Policy H4.3 Housing for the Homeless. Recognizing the lack of resources to set up completely separate systems of care for different groups of people, including homeless-specific services for the homeless or people “at risk” of becoming homeless, the City will work with other jurisdictions, as appropriate, to develop a fully integrated approach for the broader low-income population. The City will support countywide programs to provide for a continuum of care for the homeless including emergency shelter, transitional housing, supportive housing and permanent housing.

[Previously Policy H4.3]

Policy H4.4 Homesharing. Encourage shared housing at locations in accord with standards established by the City for low- and moderate-income residents without significantly impacting the neighborhood (parking and access).

[Previously Policy H4.5]

Policy H4.5 Emergency Housing Assistance. Participate and allocate funds, as appropriate, for regional, local, and non-profit programs providing emergency shelter and related support services.

[Previously Policy H4.6]

Policy H4.6 Equal Housing Opportunity. Continue to ensure that individuals and families seeking housing in Belvedere are not discriminated against on the basis of race, color, religion, marital status, disability, age, sex, family status (due to the presence of children), national origin, or other arbitrary factors, consistent with the Federal Fair Housing Act.

[Previously Policy H6.1]

Policy H4.7 Reasonable Accommodation. Provide individuals with disabilities reasonable accommodations in rules, policies, practices and procedures that may be necessary to ensure equal access to housing.

[Previously Policy H6.2]

Implementing Programs

Program 4.1 Engage in Countywide Efforts to Address Homeless Needs. Participate in regional solutions to providing emergency shelter for homeless families and individuals. The City will seek to assist with funding for the construction of new shelter facilities or the expansion of existing shelter facilities that are near social services and in geographical areas that can adequately meet the needs of homeless families and individuals. Participate and allocate funds, as appropriate, for County and non-profit programs providing emergency shelter and related counseling services.

Responsibility: City Manager; Planning Department

Financing: Staff time

Objectives: Development of regional facilities that provide emergency shelter

Timeframe: Review and report annually

[Previously Program 4.1]

Program 4.2 Assure Good Neighborhood Relations Involving Emergency Shelters and Residential Care Facilities. Encourage positive relations between neighborhoods and providers of emergency shelters and residential care facilities. Providers or sponsors of emergency shelters, transitional housing programs and community care facilities will be encouraged to establish outreach programs with their neighborhoods.

Responsibility: Police Department

Financing: Staff time

Objectives: Maintenance of good relationships between emergency shelters, residential care facilities, and the neighborhoods that host them

Timeframe: Review and report annually

[Previously Program 4.2]

Program 4.3 Create Home Sharing and Tenant Matching Opportunities. Continue the City's relationship with organizations such as the Marin Housing Authority in implementing the home sharing program to serve extremely low- and very low-income populations. Advertise program availability through the City’s website and materials available in City Hall.

Responsibility: Planning Department; City Clerk

Financing: Staff time

Objectives: Promote home sharing opportunities for lower-income households

Timeframe: Review and report annually

[Previously Program 4.3]

Program 4.4 Parking Reductions. Through use of the Senior Citizen/Handicapped Overlay, maintain the reduction of parking standards for duplex and multi-family residential ODDS units that develop and maintain deed-restricted units for seniors and/or disabled persons. Also, ensure that the Zoning Code allows alternative parking standards for non-age restricted affordable projects as provided in the State density bonus law.

Responsibility: Planning Department

Financing: Staff time

Objectives: Reduce the cost of developing housing and for seniors and disabled persons; ensure compliance with State law

Timeframe: Ongoing

[Previously Program 4.4]

Program 4.5 Fee Reductions for Affordable Housing. Continue to provide reduced fees to encourage the development of affordable housing to serve extremely low- and very low-income populations. The City shall adopt a resolution waiving 100 percent of the application processing (planning) fees for developments in which at least five (5) percent of units are affordable to extremely low-income households. To be eligible for fee waiver, the units shall be affordable by affordability covenant. The waiving or reduction of service mitigation fees may also be considered when the City’s Affordable Housing Fee Trust Fund is identified to pay these fees. The City shall promote the benefits of this program to the development community by posting information on its web page and creating a handout to be distributed with land development applications.

Responsibility: Planning Department; City Clerk; Planning Commission; City Council

Financing: Staff time

Objectives: Reduction in the cost of developing affordable housing

Timeframe: Ongoing

[Previously Program 4.5]

Program 4.6 Assist in the Effective Use of Available Rental Assistance Programs. Develop and implement measures to make full use of available rental assistance programs for lower-income households, but especially those in the extremely low- and very low-income categories. Actions include:

Encourage owners of new rental units to accept some Section 8 certificates.

Maintain descriptions of current programs to hand out to interested persons.

Provide funding support, as appropriate.

Coordinate with the Marin Housing Authority on rental housing assistance programs such as Shelter Plus Care, AB 2034, HOPWA, the Rental Assist line, Rental Deposit Program, and Welfare to Work Program.

Responsibility: Planning Department; City Clerk

Financing: Staff time

Objectives: Effective use of existing rental assistance programs

Timeframe: Ongoing

[Previously Program 4.6]

Program 4.7 Respond to Housing Discrimination Complaints. Provide information regarding equal housing opportunity at the public counter in City Hall and on the City's website. The City Manager is the designated Equal Opportunity Coordinator in Belvedere with responsibility to investigate and deal appropriately with complaints. The City will refer discrimination complaints to the appropriate legal service, county, or state agency, or Fair Housing of Marin. If mediation fails and enforcement is necessary, refer tenants to the State Department of Fair Employment and Housing or HUD, depending on the nature of the complaint.

Responsibility: City Manager; Planning Department; City Clerk

Financing: Staff time

Objectives: Respond to discrimination complaints

Timeframe: Monitor complaints monthly

[Previously Program 6.1]

GOAL H5 PROMOTE ENERGY CONSERVATION AND SUSTAINABLE DESIGN

Policies

H5.1 Sustainable Design. Encourage use of sustainable, energy-efficient and green building design in new and existing housing.

[Previously Policy H5.1]

Implementing Programs

Program 5.1 Energy Conservation, Smart Growth and Sustainable Design. Through implementation of its Climate Action Plan and continued work with the Marin Climate and Energy Partnership (MCEP), Belvedere will take a number of significant actions towards becoming a sustainable city in the near future, including:

Promoting increased recycling, continued disposal reduction, and support of the green waste recycling program operated through the City’s refuse service provider;

Promoting increased energy efficiency in public and private buildings as well as increased fuel- efficiency of publicly-owned vehicles;

Promoting ride sharing and providing support for transit and alternatives to single-occupancy car trips;

Locating new development near workplaces, existing transit, and community services;

Provision of educational information to residents on how to improve home energy efficiency and sustainability;

Anticipating the installation of solar energy systems in the design of new homes and considering the allowance of minor zoning variations to promote sustainable energy or other environmental goals; and

Promotion of available green rebates and financial incentives for single-family homes, multi-family structures, and commercial properties.

Responsibility: City Manager; Public Works; Building Department; Planning Department; City Clerk; City Council

Financing: Staff time

Objectives: Promotion of energy conservation and development of renewable energy resources

Timeframe: Completion by end of FY 2024-25

[Previously Program 5.1]

Program 5.2 Implement Rehabilitation and Energy Loan Programs. Coordinate with the Marin Housing Authority and PG&E to make available loan programs to eligible owner- and renter-occupied housing for improvements to housing units and for energy conservation measures. Participate in a Property Assessed Clean Energy (PACE) program to allow residential and commercial property owners to finance energy and water efficiency improvements and renewable energy installations on their property tax bills. Advertise program availability through the City’s website and materials available in City Hall.

Responsibility: City Manager; Planning Department; City Clerk

Financing: Staff time

Objectives: Effective use of existing energy and water conservation programs; promote installation of renewable energy resources

Timeframe: Ongoing

[Previously Program 5.1]

GOAL H6 COLLABORATE AND PUBLICIZE HOUSING RESOURCES

Policies

Policy H6.1 Local Government Leadership. Take a proactive leadership role in working with community groups, other jurisdictions and agencies, non-profit housing sponsors, and the building and real estate industry in following through on identified Housing Element implementation actions in a timely manner.

[Previously Policy H1.1]

Policy H6.2 Community Participation in Housing and Land Use Plans. Undertake effective and informed public participation from all economic segments and special needs groups in the community in the formulation and review of housing and land use policy.

[Previously Policy H1.2]

Policy H6.3 Rental Assistance Programs. Continue to publicize and create opportunities for using the Housing Choice Voucher rental assistance program in coordination with the Marin Housing Authority (MHA). The City will also continue to support the use of Marin Community Foundation funds for affordable housing and continue to participate in the Housing Stability program administered through MHA.

[Previously Policy H4.4]

Implementing Programs

Program 3.6 Prepare Information and Conduct Outreach on Housing Issues. Coordinate with local businesses, housing advocacy groups, and neighborhood groups in building public understanding and support for workforce and special needs housing and other issues related to housing. Publicize information on various programs, including local, regional, state, and federal housing programs designed to assist low- and moderate-income households and elderly households.

Responsibility: Planning Department; City Manager; Building Department

Financing: Staff time

Objectives: Dissemination of information to and support for lower-income households and elderly households

Timeframe: Quarterly

[Previously Program 3.6]