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HomeMy WebLinkAboutTC Res 1974-06-10 (4) RESOll1I'ION NO. 638 A RESOumON OF 'mE CITY COUNCIL OF '!HE CITY OF TIBURON APPROvn~G A HOUSlliG EID1ENT PS PARr OF '!HE GENERAL PLAN OF THE CITY' OF TIBURON. '''1HEREAS~ Section 65302 of the Governrrent Code of the State of Calif~ requires that all r,eneral law cities prepare and adopt a Housing Element as part of their General Plan; and \-liEREAS: this Element sets forth a goal and supporting policies which will serve as a guide for the future planning and development of the Ci. ty:, and \offi:REAS: the Housinr- Element is based on a canposi te of the reports, and studies as shown in the appendix to the Tiburon Housing Element; and WHEREAS: the Planning Coornission has held public hearings in accoroance with Section 65351 of the Govemrrent Code to consider said Housing Element and has recornnended approval of said Element to the City Council for adoption. lr-HEREAS: the City Council has held a public hearinr in accordance with Section 65355 of the Govenunent Code to consider said Housing Element; and N~l ~ 'IHEREFORE, BE IT RESOLVED that the Tiburon Housing Element, consisting of the text contained in the attached document entitled "Tiburon Housinp; Elerrent Text" 1 dated June 5, 1974, is hereby approved and adopted by the City Council, as the Housing Element of the General Plan of the City of Tiburon. PASSED AND ADO?TED at a regular meeting of the Tiburon City Council on Jun:; lOth , by the folla.nng vote: ABSENT : COUNCIU'1EN: OJUNCIU1EN: COUNCIJ11EN : Mayor Aramburu, Ellman, Li. ttman, Tayer AYES : NOES: None Ross ALBERT A.1W'.1BURU t'layor of the City of Tiburon ATl'EST : ROBERI' KLEINERl'/ City CleLk/t lanager Draft Date: 6/7/74 TABLE OF CONTENTS SEerION PAGE 1.0 INTROOOCI'ION 1 2.0 PURPOSE 1 3.0 CITIZEN PARTICIPATIOt! 1 4.0 INTER-GOVERNMENTAL AND INTER-AGENCY OOORDINATION 2 5.0 RElATIONSHIP TO OTHER GENERAL PLAN ElD'ffiNTS 2 6.0 HOUSING GOAL 2 7.0 SUPPORl'ING POLICIES 2 8.0 PROBLFMS AND OBSTACLES 3 & 4 8.1 Econanics 8.2 Physical 8.3 Employment 8.4 Social 8.5 Conversions 8.6 .Insti tutional 8.7 Environmental Quality 9.0 HOUSING RECOl'1I~IDATIONS 4 & 5 9.1 Housing Ratio 9.2 Hoderate Incane Housing 9.3 Preservation of Old T~n 9.4 Condaninium Conversions 9.5 Undeveloped Lands 9.6 Existing Residential Neighborhoods 10.0 HEANS OF OBTAINING OBJECTIVES 5 10.1 Involvement 10.2 Review and Up-Date 11.0 PRIORITIES 5 12.0 IMPID1ENTATION 6 12.1 Indirect Incentives 12.2 Techniques to Provide lJoderate Incane Units 12.3'Tax Relief Programs 13.0 GlDSSARY 7 14.0 APPENDIX 14.1 Housing Study Area 14.2 renographic Characteristics And Housing Data 14.3 Total Population Of '!he Tiburon Peninsula 14.4 Existing Conditions 14.5 Supplemental Data 14.6 Moderate Inccme As A Percent Of Median Incane 15.0 MAP OF OLD TlBURON BOUNDARIES CITY OF TIBURON HOUSING ElEMENT June 5, 1974 1.0 INI'RODUCITON In 1969, the California legislature made it mandatory that all cities and counties have prepared and adopt a housing elerrent as a portion of their general plans. The housing elenent, required by Government Code Secticns 65302 and 65303, must be consistent and compatible with the other general plan elements. In general, the Governmmt Code stipulates that local governments must adopt ". . . a housing element consisting of standards and plans for the improverrent of housing and provision of adequate sites for housing . · · this elerrent of the plan shall endeavor to make adequate provision for the housing needs of all economic segnents of the conmunity". The Housing Element of the General Plan is designed to determine housing needs for present and future populace of Tiburon and to provide a compre- hensi ve guide of lX>licies and programs for the development and improvement of residential areas within the City. The City of Tiburon has been involved in housing and housing element programs through specific actions such as Hilari ta and the inclusion of lCM and roderate income housing for the elderly in the adopted 1970 DcMntown Plan and through participation in the City-County Planning Council and the County-Wide Plan. Specific work on a Housing Element for the City of Tiburon' s General Plan has been accomplished by a Ccmni ttee appointed for that purpose, which has produced the Housing Goals that are described in this Element. In addition to the requirements of State law, a housing element is needed at this time, specifically to measure and control the effect on housing of current envirorurental considerations, growth issues, open space, transportation) and other considerations. 2.0 PURPOSE In general , it is the purpose of the Housing Element of the General Plan to identify the corrrnunity's housing goals and policies, existing oonditions, problems and obstacles , citizen involvement process, and implementation and action programs to insure that the Housing Element remains current with cxmnmrlty needs. 3.0 CITIZEN PARTICIPATION As described above the City's Housing ~leMent. has had considerable input fromthe residents of the coJDll\mi ty . A special Housing Ccmni ttee ,. appointed -for this purpose, has been active in the preparation of this Housing Elerrent. (See Title Page for Ccmni ttee Members.) This group, together with the Planning Ccmnissioo itself, the resign Review Board, the HaneCMIlers Associations, the Tiburon Ecumenical Association, as well as the Ci ty-Cotmty Planning Council, has been very active in workshop sessions, reviet-ls and hearings on the City's Housing Element. These groups should be encouraged to continue their interest and active participation. -1- 4.0 INTER-GOVERNMENTAL AND INTER-AGENCY COORDllIATION Coordination of housing plans and programs with the various governmental un.i ts and quasi public bodies is essential in order to provide for the housing needs of all segrrents of the market. Tiburon's Housing Element has...~en:.cobrdin.rted with..the follaving.: - . .- -- . I. The Regional Housing Elenent of the Association of Bay Area Govern- ments (ABAG) and other regional agencies. 2 . The Housing Element of the County-Wide Plan. 3. The Housing Elements of Belvedere, Corte Madera, Mill Valley and Strawberry . 4. The. plans and programs of Federal and State Agencies. 5.0 RElATIONSHIP TO O'IHER GENERAL PlAN EID1ENTS The Housing Element is directly related to, and must be consistent with, other General Plan Elements including Land Use) Circulation, Open Space, Recreation, Conservation, Noise, Seismic and Public Safety, Corrmuni ty Facilities and the IbwntCMn Plan. As the other General Plan Elements are developed, they should be reviewed and any inconsistencies between Elements should be resolved. 6.0 HOUSING GOAL I t is the goal of the City of Tiburon to provide a realistic choire and supply of housing to meet the present and future needs of the carmunity. 7 . 0 SUPPORrING POLICIES The City shall: 1. Encourage housing opportunities for all persons to purchase or rent adequate housing facilities of their choice, regardless of their age, race, creed, color or sex. 2. Relate housing development with the complete process of a:mnuni ty planning and improvement to retain the residential cha:ra.cter and natural beauty of the area. 3. Require a share of Jroderate income housing wi thin new roul tiple dwellings consistent with the needs of the oormnmi ty · 4. Avoid concentration of moderate income housing in anyone area. 5. Encourage home o.mership as well as rental units for both single and multi-family dwellings of all income levels. 6. Encourage architectural excellence and harmony with the physical environment. -2- 7 . Hherever possible:> locate housin:, for moderate income people in the vicinity of transportation ~ schools, stores and recreational facilities. Some moderate inCOJTle housing may be appropriately located above corrrnercial uses and parking facilities. 8. Encourage cluster housinr~) vlhere appropriate, to preserve the natural environment. 8.0 PROBJD1S AND OBSTACLES There are problems and obstacles which prevent the aforementioned City Housing Goal from being attained. These problems and obstacles involve issues toJhich ?O well beyond the boundary and jurisdiction of Tiburon 1 while many Of them have implications which go far outside the realm of .bousing-~. Some of the problems and obstacles to providing a realistic choice and supply of housing within Tiburon are briefly discussed helot<1. 8.1 Economics Economic issues include the hieh cost of land, construction, financing, high taxes) and the lack of available goverrnrent programs to meet 10\oJ and moderate income housing goals, high existing sales prices and rental rates. 8.2 Physical Unique topographical and . geological. features, drainap;e problems, accessabili ty , and the lack of flat buildable sites on the Tiburon Peninsula provides._ . - . physical limitations for adequate site planning resultinr: in higher development costs. 8.3 Employment A limited number of jobs exist on the Tiburon Peninsula for those who would qualify for subsidized housing programs. This fact increases commuting time and transportaticn problems to major employment centers else\-1here in the County, as 'rlell as in Sonoma) San Francisco, and .Alameda Counties. 8.4 Social Some neiE,hborhood and community opposition 'fTlay exist to the concept of providing subsidized low and moderate income housing, particularly VIi th regard to family size, increasing school tax rates , additional needs and costs of corrmuni ty services and property values. A major obstacle to the provision of subsidized lOH and moderate income housint; in Tiburon is high land values and rental rates. 8.5 Conversions Concerns exist over the reduction of rental units within the City due to in- creasing conversions of rental apartment units into condcrrinilUIlS, which are sold. This practice significantly diminishes the number of dwelling units available as rentals, and increases the difficulties for moderate income families to remain in the corrmuni ty · -3- 8.6 Institutional Current Environmental Impact requirements top"ether tvi th Governmental processing, in conformance with building and zoning ordinances, and municipal fees increase the difficulties in meeting the City f s housinr. goals. 8. 7 Environmental Quality The Tiburon Peninsula is unique for its array of environmental arreni ties and the City of Tiburon has decided that environmental quality considerations should take precedence over the problem of satisfying the continually ['.n'Wing housing demand. 9.0 HOUSING RECQt11"1ENDATION In addition to the general soal and supporting policies described in this Element, recorrmended housinp: obj ecti ves developed by the comuni ty include- 9.1 Housing Ratio The City should retain the present predominance of single family residences throughout the corrmuni ty while continuing to provide for a realistic choice and supply of housing. In line \-lith this objective no net-.] Planned t1ulti-Family Residential Zone (R-3) should be created within the City and all proposals for three or more residential units in an existing zone should be reviewed for their effect on the housing ratio of the City. Specifically, these proposals should be reviewed in terms of their impact on the ratio of single family units to roul tiple dwelling units (three or JTlOre units) and the ratio of rental units to condominium units. Approval of all proposed residential development will.. .: not significantly alter the ratio between these housing types as the ratios existed in 1970. 9.2 Hoderate Income Housing In an attempt to meet the City 1 S f':oals to encouraE,e a variety of dwellings, to provide choice in the supply of housinp: and to share in alleviating the critical moderate income housing shortage in I'larin County and the Bay Area, the Ci ty may require that each developer of a proposed multiply dwelling (including condaniniUJ7l conversions) to provide a proportional sha.Y>e of the City is target for this type of housing. This provision would meet the City f s supportin~ policy of avoiding concentration of moderate income housin,p in anyone area, and t-.lould offer significant potentials to realize the benefits of current and future moderate income housing funding programs. 9.3 Preservation of Old Tiburon Old Tiburon should be preserved in a state consistent with the existinr build- ings in the area and all new residential development should be limited to construction where vacant sites exist; and then only with the most detailed Design Review to insure consistency t-Ji th the historic quality of this area. 9.4 Condominitun Conversions In order to control and regulate the conversion of apartment units to condaniniUJTl units the City has developed a Condominitun Conversion Ordinance. -4- 9.5 Undeveloped Lands The adopted Open Space Element and its illustrated map indicate those lands with special Open Space Resource values which should be preserved as permanent Open Space) to~ether with those lands where additional development could be permi tied. The City should direct all future development of open lands to those areas indicated for development on the Open Space Element I:Tap. "1here consistent Hith existing zoning, and subject to detailed Design Review ~ development in these areas can include cluster housing, and other neV1er buildinp' types. 9.6 Existing Residential Neip;hborhoods Development in these neighborhoods:1 where a pattern of specific housing types prevails i.e. single family detached, multiple farllily, etc., should be limited to structures that complement these prevailinp.: housinp; types. kreas of predominately single family detached ~ family oriented housinr:, where schools, parks and community services have been provided, should be protected f:rem the intrusion of incompatible new buildings, heavier traffic movements., and impacts on the existin:.r farrily oriented life styles. Prozrams should be encourap:ed to maintain these neighborhoods and to enhance their desirability for families. 10.0 BEANS OF OBTAINING OBJECTIVES lO.l Involvement Continued involvement by citizen groups 'i homeowners and other residents' associations, is essential to the review and development of the City 1 s housing programs in direct coordination with the Planninrz Commission and the Ci ty Council. 10.2 Review and Up-Date City staff and Planning Commission, in close coordination Hi th County and regional staff should continue to assemble housinp.: data and needs J review regional and State forecasts., analyze nev] private and public funding propraJTlS, to insure that the City's housinp; programs and objectives continue to Meet current and projected needs. 11.0 PRIORITIES Priori ties for T'lOderate income housinr; in Tiburon should fO to" 1. Elderly residents; 2 . Employees of the City) or. of s~~Ciar districts' tJithm the Ci tv ~ 3. Existin~ residents displaced by housing or other programs" 4 . Those who HOrk wi thin the communi ty ~ and 5 . New residents. -5- l2.0 n'1PUJ~'ITATION Hany implementation recommendations have been included in the Recorrrnendation Section described above. In addition J the followinp implementation pro'"Tar1S are recommended: 12.1 Indirect Incentives The alternatives of leased housinr;, elderly tax relief; voluntary agreements to hold prices or rents down with tax relief, rehabilitation Hi thout tax penalty, and other options should be explored to maintain and reduce sales prices and rentals. l2.2 Techniques to Provide Uoderate InCOMe Units Subsidized housing in various forms should be explored for their appropriateness to the City's needs. In addition 0) other techniques such as in-lieu fees or a requirement for the developer to allocate a specific number of units for moderate income housing should be explored. Furthermore the application of new state and federal programs) when available, should be applied to meet Tiburon's housing needs. State legislation, currently under consideration would provide state support in the fom of low interest loans to developers of Planned . Unit Developments ~ for low and moderate income housing units. Existing and future programs to aid in the rehabilitation of some of the existing housinp: in Tiburon should be utilized wherever possible. These include federal proprarrlS, where available, topether with state and other support prograMS. f10derate income housing sites Hill be made available by qualified developers. Government funds, v.7hen available) VIill aid this process. Such si tes Hould include air-rights over parking lots and minor access ways, for second story development over local_shppping areas. no additional parking requirenents should be made if it can be shown that adequate spaces can be duplicated with those existing parkinr; facilities for the shopping areas. Special consideration should be given to ease of access, privacy, cOf!'lJ'T1on outdoor areas, public transportation and convenience to shopping and community facilities. 12.3 Tax Relief Programs Increases in taxes due to inflation and home improvements force nany elderly and moderate income families to leave their homes. This issue is not restricted to t1arin County. HOtvever, the City should seek means for local tax relief so that the elqerly ,and moderate income families are riotf6rced to leave the .corrrnuni ty. -6- 13 . 0 GLOSSARY: 1. APARTIIDlT: A room or suite of TIlO or more rooms which is designated for, intended for and/or occupied by one family doine its cooking therein, and renting the unit. 2 . APARTIIDIT CONOOI-ITI'.JIUH - Same as above except o~-mership of unit. Land is owned in COl'1JTlOn tori. th other units. 3. CONHUNITY APJ\Jm1ENT: It is defined as a development _in whicn an un- divided interest in the land is coupled trJith the right of exclusive occupancy of any apartment located thereon. Corrmuni ty apartments shall be subj ect to the same restrictions and conditions as condominiums. 4. APARIl1ENT HOUSE: A building or portion thereof used and/or designed as a rental residence for three or more families livinr.; independently of each other, and doing their own cookinfF in said building, including apartment houses"} apartment hotels and flats) but not including hotels, motels and trailer parks. 5. TO~']N HOUSE: A residential builmnp; with sinrle occupancy. Can be either one or two family or multiple housing t>Jith common walls (also known as Row House). As apa.rtr'1ents or multiple family development all units vlould be rentals. 6 . TO,'1i'-J HOUSE CONDOHINnn-1' Same as above) except ownership of air space containing unit only (e. g. Kinp; /Hutson 10 uni ts 'J 90 Lyford Drive). land is owned in carmon \>lith other units. 7 . TOWN HOUSE SUBDIVISIOlT: Indi vidual Townhouse on its own lot - minimal air space between units - no sideyards or visible distance beu~een buildings - planned and developec1 as a subdivision:1 i . e. Red Hill Townhouses. Sold, to individual owners. 8. l'1ULTIPLE DHELLING: General tenn that includes all of the above. 9. LOH INCOt1E: ~~eans those standards promulgated from time to time by the Narin County Housinp: Authority of Harin. 10. r--'iODERATE INCOT'1E: I'1eans moderate income levels as specified by the j'1arin County General Plan includin~ any revisions that may be made in the future. -7- 14.0 APPENDIX 14 -; :.-. .::- _n. ;:'; STUDY APIA The prime study area for the Housing Element includes the City of Tiburon and the mUncorporated areas of the peninsula contained in census tract 124l and 1242. The total planning area includes the corrmunities of Straw- berry and Belvedere, (census tract l250 and 1230.) 14.2 DEMOGRAPIUC CHARAcrERISTICS AND HOUSING DATA: (QUOTED FROM THE OPEN SPACE ELEMENT) The Sketch Plan which was prepared in 1964 reported that in the early years of the 1960's, the Tiburon Peninsula (excluding Belvedere) was still graying at a faster rate than Marin County. It had grown particularly rapidly during the 1950's. The estimated population in 1964 was approximately 9,000, a substantial rise from the 1960 figure of 7 ,010. In 1970, the population of census tracts l24-l, l242, and 1250 (the equivalent of the 1960 tracts F-24 and F-25) was 12,155. Belvedere added another 2,599. Thus, growth on the Peninsula for the decade was rapid -- 73.3 percent compared with 42. 7 per- cent in Marin COtmty as a whole. The growth appears to have been more rapid after the first half of the decade. Towards the end of the decade, however, the birth rate on the Peninsula began to drop significantly, as it did throughout the nation. By 1970, the Peninsula's household size had dropped to 2. 77 persons fran the 1960 figure of 3 .l6 . The household size has been affected by the increase in apartment construction in Tiburon and especially on the Strawberry Peninsula where the figure dropped to 2.55. This change has had great significance for school and open space planning on the Peninsula. Although the percentage of non-white persons had nearly doubled in 1970, it still remained low, reaching a total of 2.6 percent. As of 1970, Marin County and the San Francisco' - Oakland metropolitan area had non- white population percentages of 4-.5 and 19.3, respectively. Compared to the 43 percent total population increase mentioned above, the most significant changes in the age composition occurred wi thin the l5 to 24 age bracket. The ntunber of 15 to 19 year olds rose by a 210 percent gain over 1960; the number of 20 to 24 year olds rose by 230 percent in ten years. During the decade the ntm1ber of children under five years old remained nearly constant at slightly less than 700, while the number of children aged five to nine years increased by approximately 40 percent. This trend was emphasized by a drop in the average number of persons per housing unit from 3.15 in 1960 to 2.8l in 1970. This may suggest a lesser burden on the local school system than was previously envisioned. Neighboring Strawberry displayed an even more dramatic decline of popula- tion aged 14 years or younger. This amounted to an approximate 25 percent decrease between 1960 and 1970, and was reflected in the average number of persons per housing lIDi t dropping from 3. 30 to 2. 55 . The median income per household for Tiburon is estimated to have approxi- mately doubled from 1960 to 1970. The median household income for Marin County in 1960 was $8 ,lID. This figure rose to an estimated $13, 746 in 1970, with about 50 percent of the County's households having an annual incane of at least $lO ,000. 'The nunber of housing units in Tiburon and its adjacent tmincorporated land increased 107 percent between 1960 and 1970, providing housing for the increasing resident population and bringing the total to 3 ,422. Wi th- in the same period, all of Marin County had experienced an increase of approximately 44 percent. In 1960, of this total ntmlber of housing units, approximately 67 percent were CXtmer-occupied, 25 percent were renter- occupied and 8 percent were unoccupied (which included seasonally vacant and recently completed units). By 1970, the ntunber of owner-occupied housing mri ts had risen, but as a percentage of the total housing stock it had dropped to approximately 53 percent. Accoroing to 1960 and 1970 census figures wi thin the City of Tiburon and the adj acent County land there was a decline in the vacancy rate of available units fron 3.3 percent to 2.9 percent. 14.3 Total Population of the Tiburon Peninsula The Open Space Element, because it assigns an open space designation to much of the Tiburon Peninsula, imposes significant constraints upon further residential development and, consequently, limits total popula- tion. By applying the median household size to the Open Space Element map, the holding capacity of the Peninsula can be calculated. The chart below compares population as of 1970 with the estimated holding capacities for the geo-poli tical areas which comprise the Tiburon Peninsula. Existing Population and Holding Capacity Represented by Open Space Element Tiburon City of County Total Tiburon Land Strawberry Belvedere Peninsula 1970 Population (1970 Census) 6,209 3,099 2,828 2,599 14,734 Potential Increase Fn::m Existing Subdivision 2,000 2,275 225 0 4,500 Potential Increase From Areas Proposed for Subdivision 1,000 300 1,000 0 2,500 Estimated Holding Capaci ty 9,200 5,675 4,250 2,600 21,725 In most cases, undeveloped parcels which have already been subdi vided and provided with street and utility improvements are recorrmended to be developed at densities prescribed by current City or County zoning. Hi thin the City of Tiburon, new development to complete these subdivisions is expected to account for a population increase of at least two thousand persons. Likewise, existing subdivisions within the unincorporated area (including Strawberry) are anticipated to add about 2,500 persons to the Peninsula's total pop- ulation when completed . Belvedere is considered to have already reached its holding capacity, at 2,600. These potential increases would bring the population within the present City li::ni ts to approximately 8,200 and the total population of the Peninsula to about 19,250. Lands not yet subdivided, but considered suitable for residential develop- ment are also designated in the Open Space Element. New subdivision is expected to contribute approximately one thousand more persons to the City's population (based on an average density for single- family development of two dwelling units per gross acre). In !!lost cases, this density is rec- ommended to be achieved through the "clusteringtT of single-family attached and detached structures. Vacant County land is considered capable of sui t- ably accornodating about 1,500 new residents, wi th multiple-family densities in Strawberry accounting for the bulk of that increase. Thus, the estimated holding capacity represented by the Open Space Element totals 9,200 for the City of Tiburon and 21,725 for the entire Peninsula (including Belvedere). This amounts to a potential increase of about seven thousand persons over the total population reported in 1970. As envisioned in the 1965 Sketch Plan, holding capacities of the total Peninsula and the City, alone, were to be considerably higher at 26,500 and 19,000, respectively. These figures, r.owever, were based on earlier assumptions as to family size, density, open space, etc. 1~. 4 EXISTING CONDITIONS The City of Tiburon today is a canmunity of 6, 718 residents housed in 2,490 dwelling units.l. Of these, l,60~ are single family dwelUngs and 886 (273 in 2-~ unit buildings, 613 in buildings of 5 units or more) are multiple dwellings.l. Most of the City's Housing is contemporary with the majority of dwellings having been constructed since the early 1950's.2. In addition, a significant number of channing older hcmes exist - particularly in the fiOld Tiburon" area of the City. Approximately 40% of the land wi thin the City remains undeveloped - 2. with the major portion designated as permanent open space. Scme vacant land sui table for residential development exists, both subdivided and unsubdivided, but it is limited in amount and high in acquisition and development costs. Tiburon 's residents earn a high median family income - in excess of $19,000 annually. 3. A high percentage of the 2 ,~90 households are families with an average of 2.78 persons I. per household, which is slightly lower than the County average. The median age is 32.2 years3. and slightly higher than the Co\.U1ty median. The 1970 census indicates that 2. 3% of the residents are "non-white 11 compared with a County popu- lation mix of 4.1 % .3 · Approximately two thirds of the City's work force is employed outside Harin County - primarily in San Francisco. 2 · The average sales price of houses in Tiburon rose fran $55,070 in 1969 to $77,175 in 1973 - a rise of 40%.4. The countywide average rise during the same period was 46%.5. Rents are high - averaging $300 - $~OO per month for a two bedroan apartment, and in excess of $450 per month for larger units and small houses. I. Source: State of California, Department of Finance - 4/73 2. Source: City Staff. 3. Source: 1970 Census. 4. Source: Tiburon Realtors. 5. Source: Marin County Board of Realtors. 14.5 SUPPIDtEm'AL DATA: 1970 1973* Total IWelling Units 2,236 B 2,490 A Single Family DNel1ings 1,429 B 1,604 A Multiple IMellings 807 B 886 A 2 - 4 Units 263 B 273 A 5 or m:>re Units 544 B 613 A Total Cmdaniniums o C l76 C Total Rental Units 807 C 710 C Ie Does not include: - 6 rental uni. ts units under construction - 14 units (48 Lyford) built since June 1973 - 102 units approved 3/74 Hilarita Sources A. State of California, Department of Finance - 4/73. B. 1970 Census. C. City Staff, data as of June 1973. 14.6 MODERATE INCOME AS A , OF MEDIAN INCCME Definition - Defines JOOderate incane level as a percentage of the median i.ncane level in the County. For Marin County, 1970, the median house- hold i.ncane was $13,820. ($12,564 adjusted to December, 1973 dollars); 80% of this figure is $11,056. When median and JOOderate incane figures are broken daom by household size, we derive the fol1~ing statistics: Moderate Income as a Percent of Median Incane Median Incane by Hoosehold Size, 1973 Dollars * Persons Total Rent Value CMner Renter H. H. Total ;. 48 Total X 2.5 occ. H.H. ace. H.H. 1 6,332 131 15,830 6,235 6,393 2 12,914 269 32,285 14,584 10,318 3 14,628 304 36,570 17,926 10,017 4 16,075 334 40,187 18,220 11,724 5 17,307 360 43,267 19,536 11,758 . Median Calculated Ass~ All Cases Evening Distributed In Class Interval Containing the Median H.H. = Households 1.Ioderate Income by Household S iz e , 1973 Dollars .- 80% Hedian Persons Total Re. nt Value O\'1ner Renter H.H. Total i' 48 Total X 2.5 ace. R.R. acc. R.H. 1 5064 105 12660 4789 5114 2 10331 215 25827 11667 8254 3 11702 244 23255 14341 8038 4. 12868 268 32170 1.4576 9379 5. 13846 288 34615 15629 9406 February 25, 1974 The follm~ing observatation can be noted from the above figures: 1. The median income for one person households is significantly low for both owner and renter occupied households. Previous studies indicate a significant increase (from 13.4% to 17.7%) in the numbers or such housholds in Harin County from 1960 to 1970. 2. Renter occupied household income increases for two person households) but does not rise significantly for 3, 4, and 5 person households. 3. Owner occupied household income doubles for two person households and then increases substantially for each additional household member. 4. There is a great disparity between renter and owner occupied household income. Source: Marin County Planning Department Staff Report, February 25, 1974 Determination of Noderate Income Levels for Harin County p. 5, 6. f t I ! I ...... ...- /~ .,/ ~ ,;I /' / / "'~:~.r----- \ ~:c... ,', ~ "ri!1S,-,~,,:~ ----... \ ',' 7'.r"...: ',,_ .~- \" ~t.< ~ ! \ r " ~ I ,~'. ' '~~', / . ~ , ~ * i >- ~/ j I. ./ ~ ' ,/ . J II ~/' ~~r ~":"//J/ .,.../ ......... .\,'~ ... .. Q ~ ::, =; ...~ :3 H ~ :;2 H ~ M ~ Cf) .. .::> I -;