HomeMy WebLinkAboutPlanning Commission 2023-10-10 Agenda Packet
Planning Commission
Regular Meeting
Tuesday, October 10, 2023, 7:00 P.M.
AGENDA
Participate In-Person:
San Rafael City Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
or
Participate Virtually:
Watch on Webinar: https://tinyurl.com/PlanningCommission23
Watch on YouTube: http://www.youtube.com/cityofsanrafael
Telephone: 1 (669) 444-9171
Meeting ID: 815 0028 1975#
One Tap Mobile: US: +16694449171, 81500281975#
This meeting will be held in-person. The public may attend in-person or participate
virtually using Zoom.
How to participate in the meeting virtually:
• Submit public comment in writing before 4:00 p.m. the day of the meeting to
PlanningPublicComment@cityofsanrafael.org
• Join the Zoom webinar and use the 'raise hand' feature to provide verbal public
comment.
• Dial-in to Zoom's telephone number using the meeting ID and press *9 to raise
your hand, and *6 to unmute yourself, then provide verbal public comment.
If you experience technical difficulties during the meeting, please contact
PlanningPublicComment@cityofsanrafael.org.
Members of the public may speak on Agenda items.
CALL TO ORDER
RECORDING OF MEMBERS PRESENT AND ABSENT
APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS
PUBLIC NOTIFICATION OF MEETING PROCEDURES
ORAL COMMUNICATIONS FROM THE PUBLIC
Remarks are limited to three minutes per person and may be on anything within the subject
matter jurisdiction of the body. Remarks on non-agenda items will be heard first, remarks on
agenda items will be heard at the time the item is discussed.
CONSENT CALENDAR
The Consent Calendar allows the Commission to take action, without discussion, on Agenda
items for which there are no persons present who wish to speak, and no Commission
members who wish to discuss.
1. Approval of the Planning Commission Meeting Minutes of July 11, 2023
Recommended Action – Approve minutes as submitted.
ACTION ITEMS
2. Commercial Linkage Fee Study Adoption Resolution.
Adoption of the commercial linkage fee study and amendments to the San Rafael
Municipal Code Section 14.16.030 related to changes in methodology for calculating
commercial linkage fees.
Recommended action: (1) Convene a public hearing on the commercial linkage fee
study and municipal code amendments. (2) Discuss the commercial linkage fee study
and municipal code amendments. (3) Approve the Resolutions Recommending Council
Action on these items.
DIRECTOR’S REPORT
COMMISSION COMMUNICATION
ADJOURNMENT
Any records relating to an agenda item, received by a majority or more of the Commission less than 72
hours before the meeting, shall be available for inspection online. Sign Language interpreters may be
requested by calling (415) 485-3066 (voice), emailing city.clerk@cityofsanrafael.org or using the California
Telecommunications Relay Service by dialing “711”, at least 72 hours in advance of the meeting. Copies
of documents are available in accessible formats upon request.
The Planning Commission will take up no new business after 11:00 p.m. at regularly scheduled meetings.
This shall be interpreted to mean that no agenda item or other business will be discussed or acted upon
after the agenda item under consideration at 11:00 p.m. The Commission may suspend this rule to discuss
and/or act upon any additional agenda item(s) deemed appropriate by a unanimous vote of the members
present. Appeal rights: any person may file an appeal of the Planning Commission's action on agenda items
within five business days (normally 5:00 p.m. on the following Tuesday) and within 10 calendar days of an
action on a subdivision. An appeal letter shall be filed with the City Clerk, along with an appeal fee of $350
(for non-applicants) or a $4,476 deposit (for applicants) made payable to the City of San Rafael and shall
set forth the basis for appeal. There is a $50.00 additional charge for request for continuation of an appeal
by appellant.
Minutes subject to approval at the meeting of October 10, 2023
Planning Commission
Regular Meeting
Tuesday, July 11, 2023, 7:00 P.M.
AGENDA
Participate In-Person:
San Rafael City Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
or
Participate Virtually:
Watch on Webinar: https://tinyurl.com/PlanningCommission23
Watch on YouTube: http://www.youtube.com/cityofsanrafael
Telephone: 1 (669) 444-9171
Meeting ID: 815 0028 1975#
One Tap Mobile: US: +16694449171,, 81500281975#
CALL TO ORDER
Chair Saude called meeting to order at 7:00 PM. She then invited Senior Planner Jeff
Ballantine to call roll.
RECORDING OF MEMBERS PRESENT AND ABSENT
PRESENT: JILL RODBY, COMMISSIONER
KELLY SHALK, COMMISSIONER
JON HAVEMAN, VICE-CHAIR
SAMINA SAUDE, CHAIR
ABSENT ALDO MERCADO, COMMISSIONER
JON PREVITALI, COMMISIONER
SHINGAI SAMUDZI, COMMISSIONER
ALSO PRESENT: JEFF BALLANTINE, SENIOR PLANNER
APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS
Chair Saude moved on to the order of the agenda, she asked if there are any changes.
No changes were made to the order of the agenda.
PUBLIC NOTIFICATION OF MEETING PROCEDURES
Chair Saude asked Senior Planner Jeff Ballantine to address how public comment will work
this evening. She mentioned that public comment will be limited to three minutes.
Senior Planner Jeff Ballantine informed the community that the in-person meeting would
also be recorded and streamed live to YouTube and through Zoom, and members of the
public could provide public comment either on the telephone or through Zoom. he explained
the process for the community participating through Zoom and in-person.
Chair Saude describes the meeting procedures for the night.
ORAL COMMUNICATIONS FROM THE PUBLIC
Chair Saude next allowed time for those who have urgent communication on a topic not on the
agenda, to address the Commission at this time.
Jeff Ballantine invited the public to give comments on items not on the agenda. He then
provided reminders of how to give public comments for both in person, zoom, or by phone.
There was no comment from community members.
CONSENT CALENDAR
1. Approval of the Planning Commission Meeting Minutes of April 25, 2023
Recommended Action – Approve minutes as submitted.
Chair Saude invited public comment and there was none.
Chair Saude moved, and Vice Chair Haveman seconded to approve the meeting minutes of
April 25, 2023.
Chair Saude then invited Senior Planner Jeff Ballantine to take roll:
AYES: Commissioners Rodby, Shalk, Vice Chair Haveman, Chair Saudi
NOES: None
ABSENT: Commissioners Mercado, Previtali, Samudzi
ABSTAIN: None
Motion carried 3-0
ACTION ITEMS
2. 76 Albert Park Lane – Wildcare
Request for an Environmental and Design Review Permit for proposed replacement of
existing Wildcare wildlife hospital and educational facilities with a new attached three-
story animal hospital and office building and relocating and restoring the historic
Terwilliger Building on site and requests for a Variance and an Exception for proposed
fencing; APN: 013-061-54; Multi-Family Zoning District (HR1.5); PLAN22-127, ED22-040,
V22-001, EX23-004
Recommended Action – approval of the Environmental and Design Review Permit,
Variance, and Exception applications subject to conditions of approval in the Draft Resolution
Chair Saude invited Staff to provide a presentation for the project.
Senior Planner Jeff Ballantine provided a presentation for the project.
Chair Saude asked for questions from the Commissioners, and to save comments and
discussion until after the public hearing.
The Planning Commissioners presented questions to staff. Staff responded.
Chair Saude invited the applicant team to provide a presentation for the project.
The applicant team provided a presentation for the project.t
Chair Saude asked for Jeff Ballantine to open the public hearing.
Jeff Ballantine provided instructions once more on how to provide public comment for those
who are watching and or present.
No public comment was provided.
Chair Saude closed the public hearing and allowed staff to answer questions that were
raised by the public.
Chair Saude turned it over to the Commissioners for comments or discussion.
Vice Chair Haveman moved and Commissioner Shalk seconded a motion to approve the
draft resolution for the project.
Chair Saude then invited Senior Planner Jeff Ballantine to take roll:
AYES: Commissioners Rodby, Shalk, Vice Chair Haveman, Chair Saudi
NOES: None
ABSENT: Commissioners Mercado, Previtali, Samudzi
ABSTAIN: None
Motion carried 3-0
DIRECTOR’S REPORT
Jeff Ballantine reported on the following items:
1. Welcoming Commissioner Rodby to the Planning Commission.
2. The certification of the City’s Housing Element by the California Department of
Housing and Community Development.
3. Northgate Town Square will be considered by the Design Review Board on July 18,
2023.
COMMISSION COMMUNICATION
Commissioner Shalk reported to the Commission on the June 6, 2023 Design Review
Board meeting.
ADJOURNMENT
There being no further business, Chair Saude adjourned the meeting at 7:44 PM.
JEFF BALLANTINE, Senior Planner
APPROVED BY PLANNING COMMISSION ON ____________
Community Development Department – Planning Division
Meeting
Date:
October 10, 2023
Agenda Item:
2
Project
Planner:
Ali Giudice, Director
Alexis Captanian,
Housing Analyst
REPORT TO PLANNING COMMISSION
SUBJECT: Public Hearing to consider a resolution to recommend City Council: (a)
Adopt a Commercial Linkage Fee Study; (b) Adopt Amendments to San
Rafael Municipal Code 14.16.030 related to commercial linkage fees; and
(c) Adopt a Resolution establishing a new methodology for calculating
Commercial Linkage Fees.
EXECUTIVE SUMMARY
The City of San Rafael, the County of Marin and five other jurisdictions within the County
collaborated on a regional effort to analyze commercial linkage fees. Based on the resulting study
and consultant recommendations, staff is proposing updates to the City’s commercial linkage fee
methodology and fees for commercial development types.
RECOMMENDATION
It is recommended that the Planning Commission adopt a resolution recommending City Council
take the following actions:
(1) Adopt the Commercial Linkage Fee Study;
(2) Approve Amendments to the San Rafael Municipal Code 14.16.030 related to commercial
linkage fees;
(3) Adopt a Resolution establishing a methodology for applying commercial linkage fees.
PROJECT BACKGROUND
A commercial linkage fee is a type of impact fee that charges new commercial development for
its role in creating new demand for affordable housing. It is based on the finding of a reasonable
relationship between the new employment created by commercial development, and the
accompanying need for affordable housing for the new workforce whose wages are often
insufficient to afford market rate housing in Marin County.
The City of San Rafael adopted a commercial linkage fee policy in December 2004 based on an
economic analysis from the firm of David Paul Rosen and Associates commissioned by the City
of San Rafael, the County of Marin, and the City of Novato. The existing requirements are codified
in Title 14 of the San Rafael Municipal Code (Section 14.16.030: Affordable Housing
Requirements).
The City’s current fee is defined as a percentage of the inclusionary in-lieu fee. The methodology
calculates an affordable housing linkage fee requirement based on a multiplier per 1000 square
feet, depending on the type of use. That number is then multiplied by the per-unit affordable
housing fee to determine the in-lieu fee for commercial projects. The per-unit in-lieu fee that is
used in the calculation is updated over time based on a built-in escalator for inflation. Commercial
linkage fees are usually expressed on a per-square-foot basis, and San Rafael’s current fee
calculation is somewhat unusual.
The City’s existing commercial use categories and their requirements are summarized in Table 1
below. This fee only applies to net increases in square footage for commercial development. The
fee does not apply to projects with less than five thousand (5,000) square feet of new construction.
Table 1
Development Type Number of New Very Low-, Low- and Moderate-
Income Units (per 1,000 square feet of gross
floor area)
Office or Research and Development uses 0.03
Retail, Restaurant or Personal Service uses 0.0225
Manufacturing or Light Industrial uses 0.01625
Warehouse uses 0.00875
Hotel or motel uses 0.0075
Example:
For a development project proposing 20,000 square feet of new office space, the fee would be
calculated as follows:
20,000 sq ft of Office / 1000 sq ft = 20
20 x 0.03 = 0.6 units
0.6 x $343,969* = $206,381
The developer would be required to pay $206,381 in commercial linkage fees or provide one unit
of affordable housing (since 0.6 is greater than 0.5, the requirement rounds up to 1 unit).
*$343,969 was the City’s affordable housing in-lieu fee, per unit, through June 30, 2023.
The City of San Rafael, the County of Marin (County) and five other jurisdictions within the County
collaborated on a regional effort to analyze commercial linkage fees. The County hired Strategic
Economics and Vernazza Wolfe Associates (“Consultants”) to conduct a commercial linkage fee
nexus study (see Exhibit 1).
A nexus study analyzes the connection between projected commercial development and the cost
of addressing the need for affordable housing for lower income households created by the
development. It determines the justifiable fee that might be charged on commercial development
based on the need for affordable housing that new development projects create. The fees
generated are then used to increase and expand the supply of affordable housing. It is best
practice to update the study and fees every five years; jurisdictions are now required to do so
every eight years under Assembly Bill 602.
The Marin nexus study was designed to provide participating jurisdictions information needed to
potentially update or establish policies and fees for new commercial development to further
support affordable housing. The City of San Rafael and other jurisdictions applied and received
funding for this project through the Senate Bill 2 (SB2) Planning Grant Program.
The project was coordinated by the County and initiated by members of Marin’s Housing Working
Group, a group of Planning Directors from the cities and towns in Marin County. The jurisdictions
that participated in the study include Corte Madera, Fairfax, Larkspur, San Anselmo, San Rafael,
Sausalito, and unincorporated Marin. The project aimed to properly calibrate commercial linkage
fees to the local market and to provide the opportunity to create similar policies among
participating jurisdictions.
Several of the participating jurisdictions have already adopted or are in the process of adopting
the commercial linkage fee study and fees. Larkspur and San Anselmo adopted the study and
fees during Summer 2023. The Marin County Board of Supervisors adopted the commercial
linkage fee study in May and approved a fee proposal in September. Fairfax staff presented to
Planning Commission in September and will present to City Council for consideration in October.
At the San Rafael City Council meeting on June 20th, staff provided a status update about the
nexus study to seek input from the community and the City Council prior to bringing forward a
recommendation. Councilmembers requested that the recommendation include an analysis of the
City’s existing fee exemption, which is provided below. The Council emphasized the importance
of striking a balance that supports businesses and the Affordable Housing Trust Fund. City
Council advised staff to view the unified fee proposal as a guideline and tailor recommendations
for San Rafael, given significant differences with adjacent jurisdictions.
On August 15th, Staff presented to the Chamber of Commerce Governmental Affairs Committee
regarding proposed changes to the commercial linkage fee methodology and fees. Committee
members supported the more straightforward format of the fee (dollars-per-square-foot) and
noted the importance of an exemption for small projects. They recommended considering the
impact of the commercial linkage fee in the context of a project’s total fee load. The total fees paid
are included below for several projects that paid a commercial linkage fee or qualified for a fee
exemption.
Over the past decade, the City’s affordable housing requirements have been applied to several
commercial development projects. Table 2 shows projects that contributed more than $100,000
in commercial linkage fees to the City’s Affordable Housing Trust Fund since 2012.
Table 2
YEAR DESCRIPTION AMOUNT
2023 Assisted Living $600,000
2021 Hotel $276,276
2019 Assisted Living $396,320
2012 Retail (Target) $773,766
2012 Retail (Car Dealership) $279,117
From 2005 through 2022, total revenues collected are estimated at $2,556,106, or an average
annual revenue of $144,006. Fees generated are placed in the City’s Affordable Housing Trust
Fund and used solely to increase and expand the supply of housing affordable to very low-, low-
and moderate-income households.
DISCUSSION
The Regional Nexus Study
The City participated in a regional nexus study to assess whether the City’s existing commercial
linkage fees are appropriate and effective in the current market context, and to explore the
possibility of establishing fees in line with other Marin jurisdictions.
The regional nexus study addresses two main areas of analysis: 1) the linkage between new jobs
and the needed affordable housing, and 2) the affordability gap between what employee
households can afford and what new housing costs to build. The study considered three
commercial uses: office/research and development (R&D), retail/restaurant, and hotel. The study
recommends updating the commercial linkage fee methodology to assign a dollar amount per
square foot, depending on the type of use.
The study was conducted during the COVID-19 pandemic. The analysis considers the effects of
physical distancing and remote work on employment density by estimating slightly higher
assumptions of square feet per employee in office/R&D buildings than were typical before the
COVID-19 pandemic. Additionally, the impacts of the COVID-19 pandemic on the market for
each commercial use type is discussed in Section V of the report.
Comparing Existing Fees to the Nexus Study Proposal
Four of the participating jurisdictions did not have a commercial linkage fee policy in place at the
time of the study. Corte Madera, San Rafael, and unincorporated Marin County each had different
fees and fee methodologies in place. As mentioned above, San Rafael’s existing fee methodology
is not expressed as a dollar amount per square foot.
To facilitate the comparison of jurisdictions’ existing fees, the consultants applied their
methodology to the City of San Rafael’s current methodology. This produced the dollar amounts
per square foot listed in Figure 27 below for each commercial use. To use the same example from
above, 20,000 square feet of new office space multiplied by $10.32 per square foot equals
$206,400, approximately the same fee as calculated using San Rafael’s current methodology.
Figure 27 summarizes commercial linkage fees of participating jurisdictions at the time of the
study, all expressed in the same format for easy comparison.
Unified Fee Proposal
Figure 27 also includes the unified fee proposal that the County and several participating
jurisdictions have brought to their elected bodies in 2023. The study results suggest that Marin
jurisdictions’ existing fees for hotels are low; the unified fee proposal therefore proposes to
increase this fee. The fee for Office/R&D is slightly less than San Rafael’s current fee. For
retail/restaurant/services, the unified proposal would maintain a similar fee per square foot for
developments under 2500 square feet (increasing minimally from $7.74 to $8) and would raise
the fee per square foot for retail/restaurant/service developments over 2500 square feet by an
additional two dollars per square foot, to ten dollars. Currently, retail/restaurant/services under
5,000 square feet are exempt from the commercial linkage fee. If the City were to adopt the unified
fee proposal this would be a new cost to new developments under 5,000 square feet of either $8
or $10 per square foot depending on the number of square feet.
The unified fee proposal does not include San Rafael’s current fee exemption for any project
involving new construction under five thousand (5,000) square feet.
Analysis of Existing San Rafael Exemption
It is common for jurisdictions to provide commercial linkage fee exemptions for smaller projects,
particularly for commercial retail uses. Currently, all projects under 5,000 square feet are
exempt from paying the commercial linkage fee in San Rafael, while projects over 5,000 sq ft
pay based on the development type. The unified fee proposal developed by Marin County
jurisdictions does not include an exemption based on square footage. The following section
describes the number and types of projects that have benefitted from the San Rafael exemption
in the past few years, how the exemption has impacted the projects’ total fee load, and the
amount of fees that would have been added to the Affordable Housing Trust Fund if the
exemption did not exist, assuming all exempted projects would have moved forward if charged
linkage fees.
Projects That Paid Commercial Linkage Fee 2021-23
Since January 1, 2021, two projects that were issued building permits paid commercial linkage
fees totaling $876,276:
Company/
Address
Description/Type/
Sq Ft
Total Fees
Paid
Commercial
Linkage Fee
(CLF) Paid
CLF percent of
total fee load
AC Marriott Hotel
1201 5th Ave
New five-story hotel
(107,490 sq ft)
$851,000 $276,276 32%
Aegis
800 Mission Ave
New assisted living
– 103 units
(~38,000 sq ft)
$1,151,000 $600,000* 52%
*The required fee was $389,489. The developer voluntarily increased the fee to meet the public
benefit requirement to receive a height bonus for the project.
Projects Exempted From Commercial Linkage Fee 2021-2023
Staff identified 11 projects that were issued building permits since January 1, 2021 and received
an exemption based on net new square footage less than 5,000 square feet. Three of these
projects added a deck or patio to an existing restaurant for outdoor dining. The projects also
include several office expansions, a new grocery market, a convenience store at a gas station,
and an addition to the Rafael Raquet Club clubhouse. All these projects are under 3,000 square
feet, and most are less than 2,000 square feet. The projects are listed in the table below.
The hypothetical commercial linkage fee for each of these projects ranged from $3,870 to
$22,941. The impact of the hypothetical commercial linkage fee on total fee load varied
significantly across projects, making up between 21% and 91% of total fees, with an average of
51%.
The combined hypothetical value of the exemption, assuming all projects would move forward
without the exemption, was roughly $130,000 for the Affordable Housing Trust Fund, an average
of $11,820 per project or $48,700 per year.
Company/Address Use Type /
Description /
Sq Ft
Total Fees
Paid
Hypothetical
Commercial
Linkage Fee
(CLF)
Hypothetical
CLF percent of
total fee load
2214 4th St Restaurant: 657
sq ft deck for
outdoor dining
$485.93 $5,085 91%
440 Smith Ranch
Rd
Services: 1200
sq ft deck
$9,311.34 $9,288 50%
Habit Burger, 496
Las Gallinas Ave
Restaurant: 500
sq ft patio
seating
$14,768.78 $3,870 21%
565 Jacoby St Office: 1,539 sq
ft addition
$21,883.75 $15,882 42%
Monk’s Kettle, 655
Del Ganado Rd
Restaurant:
1033 sq ft
permanent
outdoor seating
$1,513.53 $7,995 84%
Chevron gas
station, 949 Del
Presidio Blvd
Retail: 2964 sq
ft convenience
store
$84,835.48 $22,941 21%
Rafael Racquet
Club, 95 Racquet
Club Dr
Services:
clubhouse
addition
$17,919.33 $12,492 41%
1220 Andersen Dr Office: 1100 sq
ft expansion
$10,173.50 $11,352 53%
Loch Lomond
Marina, 110 Loch
Lomond Dr
Retail: New
grocery market
and
harbormaster
building
$28,610.06 $19,523 41%
PG&E Service
Center, 1220
Andersen Dr
Services:
Convert 1440
sq ft temporary
trailer to
permanent
structure
$2,414.99 $11,146 82%
Loch Lomond
Marina, 99 Loch
Lomond Dr
Office: New
boat repair
building (1013
sq ft)
$17,027.75 $10,454 38%
Recommendations
1. Maintain an exemption across all development types. Modify the square footage covered by
the exemption.
Staff recommends that the City maintain an exemption to support the feasibility of smaller
projects that meet the needs of small businesses and contribute to City life and vibrance,
such as the addition of outdoor dining areas. Affordable Housing Trust Fund revenues are
derived primarily from larger projects that significantly impact the need for additional housing
for San Rafael’s workforce, such as the AC Marriott Hotel and Aegis Assisted Living projects
described above. All exempted projects in the past few years were below 3,000 square feet,
well below the 5,000 square foot maximum. Staff recommends maintaining an exemption
but reducing the square footage that qualifies for the exemption to 2,500 square feet.
2. Adopt the unified fee proposal for Retail/Restaurant/Services and Hotel/Motel development
types. Adopt a higher fee for Office/R&D, in line with consultant recommendations.
As part of the study, the consultants provided a recommended fee range for each
development type. While all jurisdictions received the same recommended ranges for
Retail/Restaurant/Services and Hotel/Motel, the consultants recommended a higher range
for Office/R&D in San Rafael, given San Rafael’s stronger office market compared to the
other jurisdictions. While the consultants recommended as high as $15 per square foot for
San Rafael, staff is recommending the same percent increase as is being proposed for
retail/restaurant/services. A higher increase is proposed for hotel and motel uses because
San Rafael’s current hotel/motel fee is particularly low, based on the consultants’ analysis.
Staff recommends adopting the retail/restaurant/services and hotel/motel fees in the unified
fee proposal.
For each development type, Table 3 shows the current fee in San Rafael, the consultants’
recommended range, the fee adopted by other Marin jurisdictions, and staff’s recommended
fee for the City of San Rafael.
3. Allow Community Development Director to approve alternative timing of developer payment.
Unless otherwise approved, the in-lieu fee is paid prior to the issuance of a building permit
for the proposed project. Depending on the project’s cash flow, a developer may request to
pay the in-lieu fee prior to issuance of a Certificate of Occupancy. Allowing for this flexibility
on a case-by-case basis can help support the financial feasibility of projects.
The proposed amendments to the municipal code (Exhibit 2) and the City Council resolution
establishing a new methodology for calculating commercial linkage fees (Exhibit 3) reflect the
three recommendations described above.
9
Table 3
Fee Per Square
Foot
Development Type
Office or Research
and Development
Retail, Restaurant or
Personal Service
Hotel or Motel
San Rafael Current
(equivalent)*
$10.32 $7.74 $2.58
Consultant
Recommendation
$10.00-15.00 in San
Rafael
$5.00-10.00 in other
Marin jurisdictions
$5.00-10.00 $3.00-5.00
Adopted/under
consideration by
other Marin
jurisdictions
$10.00 $8.00 (< 2,500 sq ft)
$10.00 (> 2,500 sq ft)
$5.00
Staff
Recommendation**
$13.33 $10.00 $5.00
* with exemption up to 5,000 square feet
** with exemption up to 2,500 square feet
PUBLIC OUTREACH
In developing the regional nexus study, the consultants held stakeholder meetings that included
commercial developers, affordable housing developers, and housing advocates to gather their
input on the study and fee structures.
On August 15th, staff presented to the Chamber of Commerce’s Governmental Affairs Committee
regarding proposed changes to the commercial linkage fee methodology and fees. Meeting
attendees provided preliminary feedback, and staff will continue to communicate with the
Chamber of Commerce as the presentation to the City Council is finalized.
Public notice was distributed in advance of this Planning Commission meeting in compliance with
State law. No correspondence has been received to date.
NEXT STEPS
Following Commission action on this Resolution, the City Council is tentatively scheduled to
consider adoption of the commercial linkage fee study and code amendments at a November or
December 2023 meeting.
10
ATTACHMENTS
1. Resolution Recommending City Council Adoption of the commercial linkage fee study and
amendments to San Rafael Municipal Code 14.16.030, including the following exhibits:
Exhibit 1: Commercial Linkage Fee Study
Exhibit 2: Ordinance amending San Rafael Municipal Code 14.16.030, with redlined
text edits
Exhibit 3: City Council Resolution Establishing a New Methodology for Calculating
Commercial Linkage Fees
Resolution Recommending Adoption of the Commercial Linkage Fee Study 1
RESOLUTION
RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION RECOMMENDING CITY
COUNCIL A) ADOPT A COMMERCIAL LINKAGE FEE STUDY; B) AMEND THE SAN
RAFAEL MUNICIPAL CODE 14.16.030 RELATED TO COMMERCIAL LINKAGE FEES; AND
C) ADOPT A RESOLUTION ESTABLISHING A METHODOLOGY FOR APPLYING
COMMERCIAL LINKAGE FEES
WHEREAS, the California legislature has found that “California has a housing supply
and affordability crisis of historic proportions” and further that “the consequences of failing to
effectively and aggressively confront this crisis are hurting millions of Californians, robbing
future generations of the chance to call California home, stifling economic opportunities for
workers and businesses, worsening poverty and homelessness, and undermining the state’s
environmental and climate objectives” (Gov. Code Section 65589.5.); and
WHEREAS, the legislature has further found that “Among the consequences of those
actions are discrimination against low-income and minority households, lack of housing to
support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl,
excessive commuting, and air quality deterioration” (Gov. Code Section 65589.5.); and
WHEREAS, the legislature adopted the Housing Crisis Act of 2019 (SB 330) which
states that “California needs an estimated 180,000 additional homes annually to keep up with
population growth, and the Governor has called for 3.5 million new homes to be built over 7
years”; and
WHEREAS, construction of commercial and industrial space accommodating business
expansion results in the creation of new jobs which increases the demand for housing; and
WHEREAS, in 2004, the San Rafael City Council adopted Ordinance 1831, establishing
an affordable housing requirement for nonresidential development projects based on a study by
David Paul Rosen and Associates; and
WHEREAS, the underlying study has not been updated since the initial study was
completed in the early 2000s; and
WHEREAS, the City of San Rafael, the County of Marin, and five other jurisdictions in
Marin County commissioned an economic analysis by the firms Strategic Economics and
Vernazza Wolfe Associates to document the demand for affordable housing created by
anticipated nonresidential development and to determine the necessary subsidy levels given
local construction costs and housing prices; and
WHEREAS, this study concluded that there is a clear nexus between the creation of new
nonresidential building areas and an increased demand for affordable housing due to new jobs;
and
Resolution Recommending Adoption of the Commercial Linkage Fee Study 2
WHEREAS, the San Rafael City Council received an informational report on the
commercial linkage fee study at a meeting on June 20, 2023; and provided opportunities for
public input on this topic at the meeting; and
WHEREAS, the consultants met with commercial developers and affordable housing
providers as part of the study, and City staff met with the Chamber of Commerce on August 15,
2023 to present study findings and recommendations and receive feedback; and
WHEREAS, public input was considered and incorporated in the policy
recommendations; and
WHEREAS, the City provided notice of the October 10, 2023 Planning Commission
meeting in the Marin Independent Journal; and
WHEREAS, on October 10, 2023, the Planning Commission conducted a duly and
properly noticed public hearing to take public testimony and consider this Resolution regarding
the commercial linkage fee study, reviewed the commercial linkage fee study and all pertinent
documents and exhibits, including the staff report and all attachments, and oral and written
public comments;
NOW, THEREFORE, BE IT RESOLVED, that the San Rafael Planning Commission
makes the following findings based on substantial evidence in the record:
1. The foregoing recitals are true and correct and are incorporated by reference into this
action.
2. The public interest would be served by the adoption of the commercial linkage fee study,
amendments to the municipal code, and resolution establishing a methodology for
applying commercial linkage fees. The action would comply with Assembly Bill 602. The
new methodology would make the fee calculation easier to understand and would
maintain developer contributions to the City’s Housing In-Lieu Fee Fund, which is used
solely to increase and expand the supply of housing affordable to very low-, low- and
moderate-income households.
3. The commercial linkage fee study and municipal code amendments would be consistent
with, and would not conflict with, the San Rafael General Plan 2040 and the 2023-2031
Housing Element, including the goals, policies, and programs contained therein.
Based on the findings above, the San Rafael Planning Commission recommends that the San
Rafael City Council take the following actions:
1. Adopt a commercial linkage fee study.
2. Amend the San Rafael Municipal Code 14.16.030 related to commercial linkage fees.
3. Adopt a resolution establishing a methodology for applying commercial linkage fees.
Resolution Recommending Adoption of the Commercial Linkage Fee Study 3
Passed and adopted by the San Rafael Planning Commission at a regular meeting held on
October 10, 2023 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
SAN RAFAEL PLANNING COMMISSION
ATTEST: _________________________
Alicia Giudice, Secretary
2991 SHATTUCK AVENUE #203 | BERKELEY, CALIFORNIA 94705 | P: 510.647.5291 | F: 510.647.5295 | STRATEGICECONOMICS.COM
MEMORANDUM
To: Alicia Giudice, City of San Rafael
From: Strategic Economics and Vernazza Wolfe Associates
Date: February 18, 2023
Project: Marin Inclusionary Study
Subject: Commercial Linkage Fee Study
I. INTRODUCTION AND METHODOLOGY
Purpose and Background
The County of Marin, along with six of the jurisdictions within the County, are collaborating on a regional
effort to implement or update existing affordable housing policy tools, namely inclusionary zoning and
commercial linkage fees. Some of the jurisdictions currently have inclusionary zoning and/or
commercial linkage fee programs they intend to review and update as necessary, while others are
establishing new programs. Together, the seven jurisdictions have retained Strategic Economics and
Vernazza Wolfe Associates (the Consultant Team) to study and offer recommendations for both these
policies.
This memo fulfills Task 4 of the study, which includes an analysis of commercial linkage fees in the
seven participating jurisdictions. Currently, three of the seven jurisdictions charge commercial linkage
fees, while the remaining four may enact fees based on the results of this study. A commercial linkage
fee is a type of impact fee that charges new commercial development for its role in creating new
demand for affordable housing. It is based on the finding of a “rational nexus” between the new
employment created by commercial development, and the accompanying need for affordable housing
for new worker households. There are two main parts to the analysis:
1. The nexus analysis establishes the linkage between new jobs and the needed affordable
housing.
2. The affordability gap analysis quantifies the shortfall between what employee households can
afford and what new housing costs to build. The affordability gap analysis was performed as
part of the In-lieu Fee Study (Task 3) and is summarized in Section IV of this report.
The results of the nexus findings and the affordability gap analysis establish the maximum fees that
can be charged on new development projects.
It is important to note that the analysis relies on occupational wage data from the California
Employment Development Department collected in December 2019. It does not capture the effects
of the COVID-19 pandemic on local employment and wages since then.
Marin Commercial Linkage Fee Study 2
The Nexus Concept
Many commercial developments are associated with jobs that pay wages that are insufficient to afford
local housing costs. A nexus study determines the justifiable commercial linkage fee that might be
charged on development based on the need for affordable housing that new development projects
create. To establish this relationship, a nexus analysis quantifies any increase in demand for
affordable housing that accompanies new commercial development, and the additional funding
required to address the uptick in demand. The increase in demand is a result of the net gain in
employment directly attributable to the new commercial space that is built.
The magnitude of the nexus, and hence the maximum justifiable fee, depends on the number and
types of jobs created and the prevailing cost of providing housing for the new worker households. The
ability of the new workers to pay for housing costs is linked to their occupations (and hence salaries).
Some of the new workers will have household incomes below the market prices for new homes and
would qualify for income-restricted affordable housing. This study quantifies the demand for housing
created at several household income levels and estimates the “affordability gap” between what worker
households can afford to pay (to rent or to buy) and the actual costs of building new housing.
Methodology and Report Organization
To perform the nexus analysis, the Consultant Team used an established methodology described
below to calculate the relationship between new commercial development and household incomes of
employees, which then determines the employees' need for affordable housing. These steps provide
the rationale for calculating the maximum justified commercial linkage fee that could be levied on
commercial development. An overview of the methodology and contents of the report is provided
below. There are ten steps to calculate the maximum nexus fees, which are covered in Section II,
Section III, and Section IV of this report. However, most jurisdictions do not implement the maximum
fee levels. There are multiple policy considerations that are taken into account, including market
factors, the commercial linkage fees enacted in other similar communities, and the potential impact
on development. These policy issues are discussed in Section V followed by recommendations for
setting or updating the fee levels. Finally, Section VI outlines the fee proposal to be taken up by the
jurisdictions based upon this study and follow-up collaboration with planning staff in the jurisdictions.
To satisfy the requirements of recently passed state legislation (AB 602), this section provides further
justification on the specific fee proposal under consideration.
STEPS 1-6: COMMERCIAL LINKAGE FEE NEXUS ANALYSIS (SEE SECTION II)
Step 1. Define commercial “land use prototypes” that represent broad categories of new commercial
development in Marin County.
The purpose of defining prototypes is to estimate future employment linked to various categories of
commercial space. The land use prototypes are used to estimate the amount of employment
generated from commercial development in the county. Three land use prototypes were selected for
the nexus analysis, based on common categories of commercial development in Marin County: 1)
Office, R&D, and medical office uses; 2) Retail, restaurants, and services; and 3) Hotel.
Each land use prototype is assumed to be 100,000 square feet in floor area. This number was chosen
not because it is necessarily typical of new commercial development, but rather as a round number to
Marin Commercial Linkage Fee Study 3
simplify the calculations in the steps below. (In Section IV, more typical prototypes are designated to
evaluate feasibility.)
Step 2. Estimate the number of workers that will work in the new commercial space.
The Consultant Team estimated the employment density for each prototype based on national survey
data on employment density for commercial land uses and other sources. The employment density is
expressed as the number of square feet of building area per worker.1 For example, a building
prototype of 100,000 sf and employing 100 workers would have an employment density of 100,000
/ 100 = 1,000 square feet per worker.
Step 3. Estimate the number of new households represented by these new workers.
Since there are multiple wage earners in a household, the number of new workers must be translated
into a number of households. This adjustment is based on the average number of wage-earners per
worker household for Marin County (1.60), estimated from the U.S. Census Bureau American
Community Survey 5-Year Estimates, 2015-2019.
Step 4. Estimate wages of new workers.
The first step in calculating employee wages is to identify industries that are typically associated with
each prototype. Using industry data from the U.S. Bureau of Labor Statistics, Quarterly Census of
Employment and Wages (QCEW), industries were identified that are associated with each land use
category. The next step is to identify all the occupations that are associated with each industry based
on data provided by the U.S. Bureau of Labor Statistics (BLS). The national BLS occupational matrix is
then calibrated to match the county’s employment mix by weighting the national employment
distribution to reflect the distribution of employment by industry within Marin County. Finally, the
average wage by worker is calculated using data on average annual wages by occupation in the San
Francisco-Oakland-Berkeley Metropolitan Statistical Area from the Bureau of Labor Statistics.
Step 5. Estimate household income of worker households.
Worker wage estimates from the previous step are then converted to household incomes. This step
assumes that the income of the second wage-earner is similar to the wage of the first wage-earner.
According to the U.S. Census Bureau American Community Survey 5-Year Estimates, 2015-2019, there
are 1.60 wage-earners per worker household in Marin County. Individual worker wages are therefore
multiplied by 1.60 to represent household incomes.
Step 6. Calculate the number of households that would be eligible for affordable housing divided into
relevant income categories.
The average household size in Marin is 2.4 persons, based on the US Census, American Community
Survey 5-Year Estimates, 2015-2019. Because household income tables are organized by whole
numbers, the average household size was rounded down to 2 persons. Thus, the income groups are
defined for a household size of two persons and based on standard household income categories used
1 The analysis takes into account the effects of physical distancing and remote work on employment density by estimating slightly higher
assumptions of square feet per employee in office/R&D buildings than were typical before the COVID-19 pandemic.
Marin Commercial Linkage Fee Study 4
in California. The income categories analyzed include very low-, low-, and moderate-income
households.2
STEPS 7-9: CALCULATION OF THE HOUSING AFFORDABILITY GAP (SEE SECTION III)
The affordability gap represents the difference between what households can afford to pay for housing
and the development cost of new housing. As part of the In-lieu Fee Study Calculation memo already
submitted to participating jurisdictions, the Consultant Team analyzed the affordability gap of new
rental and for-sale housing units. The In-lieu Fee Study identified the affordability gap for one rental
prototype (rental stacked flats) and two for-sale housing prototypes (condo townhomes and single-
family subdivision units) for very low-, low-, and moderate-income households. The affordability gap
findings of this previous analysis were applicable here because the household incomes of new worker
households identified in Step 5 align with the household income categories that were considered in
that analysis. The steps below describe how the affordability gap analysis from the In-lieu Fee Study
was adapted for this analysis.
Step 7. Estimate affordable rents and housing prices for households in the targeted income groups.
As part of the In-lieu Fee Study, the affordable rent levels and for-sale housing prices were estimated
for each of the worker household income categories described above. Households with incomes in the
very low-income range are assumed to occupy rental housing. Households in the low- and moderate-
income ranges are assumed to require a combination of rental and for-sale housing. The respective
rents and sales prices that are affordable to these households were based on the income limits used
by the Marin Housing Authority and the California Department of Housing and Community
Development.
Step 8. Estimate the development cost of new housing.
As part of the In-lieu Fee Study, the Consultant Team estimated the typical development costs of new
units in rental apartment, townhome condo, and single family subdivision developments.
Step 9. Calculate the affordability gap.
The affordability gap is calculated for each of the three income categories. Very low-income households
are assumed to be renters, so the affordability gap is the difference between the cost of developing
new rental housing and what those households can afford to pay, based on the gap for the rental
prototype analyzed in the In-lieu Fee Study. Since low-income and moderate-income households are
expected to include a mix of renters and homeowners, the overall gap per household for these income
categories is calculated as the average of the three affordability gaps for all three housing types that
were considered in the In-lieu Fee Study.
To estimate the total affordability gap for each commercial land use prototype, the total number of
very low-, low-, and moderate-income new worker households for each prototype is multiplied by the
corresponding affordable housing gap figure.
2 The occupation and wage analysis found no extremely low-income households. These households are defined as earning less than 30
percent of area median income and do not typically earn wages from permanent employment.
Marin Commercial Linkage Fee Study 5
STEP 10: CALCULATION OF MAXIMUM LINKAGE FEES (SEE SECTION IV)
Step 10. Calculate maximum justifiable commercial linkage fees for each prototype.
For each category of land use, the maximum fee per square foot is the total affordability gap calculated
in Step 9 divided by the floor area of the land use prototype (100,000 square feet for each).
MARKET FACTORS, FEASIBILITY, AND OTHER POLICY CONSIDERATIONS (SECTION V)
This section of this report contains a discussion and analysis of policy considerations jurisdictions
should review before enacting a commercial linkage fee. Typically, a commercial linkage fee is set at
a level significantly below the maximum justifiable fee determined in the nexus study. Thus,
considerations for setting appropriate fee levels include the impact of fees on the total development
costs of typical commercial projects. Jurisdictions will also want to be cognizant of similar linkage fees
charged in nearby or comparable cities as well as the amount the commercial linkage fee will raise
their existing municipal fees. To facilitate an analysis of these considerations, the Consultant Team
created a set of illustrative “fee scenarios” to highlight the fees’ impact on development costs and the
existing set of municipal fees for each jurisdiction. These fee scenarios were tested on three
development prototypes representative of the three commercial land uses that were evaluated in the
nexus study. These “feasibility prototypes” were created based on recent and proposed commercial
development projects in Marin County, and in consultation with local developers. Following this
analysis is a section with recommendations for setting the fees, as well as a brief analysis of the
potential revenues that could be generated by implementing the fee recommendations.
UNIFIED FEE PROPOSAL AND FULFILLING STATE REQUIREMENTS FOR ADOPTION (SECTION VI)
The final section of the report considers the commercial linkage fee program to be formally proposed
by the seven jurisdictions based on the recommendations in Section V. To establish more consistency
and uniformity across jurisdictions, each of the jurisdictions plans to propose the same schedule of
fees in their respective communities. The section first includes an overview of the fees in comparison
to the linkage fees currently in place in some of the jurisdictions. Based on the unified fee proposal,
Strategic Economics estimated the potential affordable housing revenues that could be raised over a
five year period. Strategic Economics also performed further analysis on the unified fee proposal to
fulfill the requirements of recently passed state legislation (AB 602) relating to impact fees imposed
on new development. As required by AB 602, Strategic Economics summarized the revenues collected
from each of the three existing fee programs and provided a justification for the new level of service
advanced by the new fee program. Finally, the section concludes with a discussion of the purpose of
these fees and the role of new commercial development to contribute to funding affordable housing
in Marin County.
Marin Commercial Linkage Fee Study 6
II. COMMERCIAL LINKAGE FEE NEXUS ANALYSIS
This section describes each step of the nexus analysis in detail, including Steps 1 through 6 outlined
in the previous section.
Step 1: Commercial Prototypes
This study examined the jobs-housing linkage for three commercial land use prototypes, which are
described below. These prototypes were selected because they are the most common categories of
commercial development in Marin County, based on a review of recently built, planned, and proposed
projects.3
1. Office/ R&D/ Medical Office: Includes professional and business services offices,
medical/dental office, and research and development.
2. Retail/Restaurants/Services: Includes retail stores, eating and drinking places (cafes,
restaurants, bars, etc.), and personal and financial services such as salons, drycleaners,
retail banks.
3. Hotel: Includes full-service hotels, limited-service hotels, motels, and other lodging.
The nexus analysis is calculated based on a 100,000 square foot building, but the actual development
projects that are likely to occur in Marin will be smaller. 4 Since the fee is calculated on a per-square-
foot basis, the fee would be proportional to the size of the development project.
Step 2: Number of Workers
For each building prototype, an average employment density was applied based on a combination of
national survey data for existing commercial buildings and a review of other recently completed linkage
fee nexus studies. Figure 1 summarizes the available research on employment density by building type
that formed the basis for establishing average employment density assumptions for the nexus model.
Figure 2 shows the assumptions on worker density for each commercial land use prototype, measured
by the average number of square feet per worker. A lower number of square feet per worker implies a
higher worker density, which leads to a higher estimate of worker households. For each prototype, the
Consultant Team selected an employee density number in the middle of the range; this is a more
conservative approach to avoid overestimating the maximum linkage fee amount. The density factors
represent the average density for the prototypes; individual projects and buildings may have a greater
or lower worker density than the average.
The employee density factor is multiplied by the prototype’s floor area (100,000 square feet) to
calculate the total number of workers in each commercial prototype. The density assumption is used
to generate the total number of direct workers occupying the commercial space in each prototype.
3 Some commercial developments will lie outside the three major categories of land use analyzed in this study. Examples of such land uses
include industrial projects, assisted living facilities, and child care centers. Jurisdictions may still charge a commercial linkage fee on these
land uses provided the applicant for development supplies estimates of jobs and wages that accompany the new development.
4 Section V contains financial feasibility testing on a more detailed set of prototypes that would be typical of new development in Marin
County. These feasibility prototypes vary in size and contain additional details such as parking, number of floors, and land area.
Marin Commercial Linkage Fee Study 7
• Office/Medical Office/R&D. The average density assumption for office is 375 square feet per
worker. This is a blended average that represents a combination of business office spaces
(estimated to be approximately 300 square feet per worker in the Bay Area), nonprofit offices,
medical office, (typically estimated at approximately 500 square feet per worker) and R&D,
(approximately 350 square feet per worker).5 Note that there are limited sources on R&D
employee density, so the R&D density assumption is based on qualitative research from
previous work in the Bay Area conducted by the Consultant Team.
• Retail/Restaurants/Services. Worker density varies widely for this category depending on the
specific use (food service, grocery stores, dry goods retail, and services all have different
average densities). Worker densities are typically higher for independent retailers and tenants
in smaller-scale neighborhood centers and urban locations than in large-scale big box retail
(around 600 square feet per worker). For this reason, Strategic Economics used a slightly
higher density number of 450 square feet per worker.
• Hotel. The average employment density assumption for visitor accommodations is 0.70
workers per room (or approximately 880 square feet per worker).6 This density is consistent
with the Vallen and Vallen estimate for select service mid-scale hotels, which are in between
full-service “luxury” properties and economy properties. Select service hotels are typical of new
development in Marin.
5 In the last decade, there has been a trend towards an increasing density of workers (225-250 square feet per worker) occupying open
format office spaces. Since the onset of the COVID-19 pandemic, there is anecdotal evidence suggesting that the trend may be reversing as
firms implement measures to create more physical distancing and allow employees to work from home. For this reason, the Consultant Team
used a density number for business office that represents a return to conventional office spaces rather than open layouts.
6 The assumption of 880 square feet per worker for visitor accommodations assumes an average 0.70 workers per hotel room and an
average room size of 615 square feet of gross building area per room.
Marin Commercial Linkage Fee Study 8
FIGURE 1. EMPLOYMENT DENSITY DATA AND SOURCES
Employee Density Figure Source
Visitor Accommodations
1.5 workers per full-service (luxury) hotel room Vallen and Vallen, "Chapter 1: The Traditional Hotel Industry," Check-In, Check-Out, 2012
0.5 to 1.0 workers per room for "in-between" hotels Vallen and Vallen, "Chapter 1: The Traditional Hotel Industry," Check-In, Check-Out, 2012
As few as 0.25 workers per room for "budget" hotels Vallen and Vallen, "Chapter 1: The Traditional Hotel Industry," Check-In, Check-Out, 2012
Retail
605 square feet per worker A.C. Nelson, "Reshaping Metropolitan America" (based on calculations from EIA survey)
368 square feet per worker "San Francisco Jobs Housing Nexus Analysis", Keyser Marston Associates, 2019
400 square feet per worker Study Session: City of Emeryville Impact Fees, Helen Bean, Director, Economic Development and Housing
Department, 2014.
Office
306 square feet per worker Building Owners and Managers Association Survey, 2012
434 square feet per worker Energy Information Administration, 2003 Commercial Buildings Energy Consumption Survey, Rev. 2006
300 square feet per worker A.C. Nelson, "Reshaping Metropolitan America," 2013
250-350 square feet per worker San Mateo County Housing Needs Study, Economic & Planning Systems, 2006
300 square feet per worker Jobs Housing Impact Fee Draft Nexus Study: City of Napa, CA, Vernazza Wolfe Associates Inc., 2011
312.5 square feet per worker Housing Impact Fee Nexus Study: Mountain View, CA, KMA, 2012
Medical Office
484 square feet per worker for outpatient care Energy Information Administration, 2003 Commercial Buildings Energy Consumption Survey: Building
Characteristics Tables, Revised June 2006;
513 square feet per worker for inpatient care Energy Information Administration, 2003 Commercial Buildings Energy Consumption Survey: Building
Characteristics Tables, Revised June 2006;
Note: Many studies of worker density are older. Because information on worker densities is not collected by any public agency, estimates must rely on other studies, which are not routinely done.
Marin Commercial Linkage Fee Study 9
FIGURE 2. EMPLOYMENT DENSITY BY PROTOTYPE
Commercial Prototype Prototype Size Average Worker Density Number of
Workers in
Prototype
Office/Medical Office/R&D 100,000 sq. ft. 375 sq. ft. per worker 267 workers
Retail/Restaurant/Services 100,000 sq. ft. 450 sq. ft. per worker 222 workers
Hotel 100,000 sq. ft.;
163 rooms*
880 sq. ft. per worker;
0.70 workers per room
114 workers
* Assumes the gross building area is 615 square feet per room.
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.
Step 3: Number of Worker Households
Based on the total number of workers directly employed in the prototypes, the Consultant Team
estimated the total number of worker households. The number of worker households is calculated
by dividing the number of workers by the average number of wage-earners per household in Marin
County. Based on data from the U.S. Census American Community Survey 5-Year Estimates, 2015-
2019, there is an average of 1.60 workers per household in Marin. The calculation of total new
worker households is shown in Figure 3 below, ranging from 71 for hotel to 167 for office.
FIGURE 3. NUMBER OF WORKER HOUSEHOLDS BY PROTOTYPE
Commercial Prototype
Number of New
Workers
Workers per
Household
Number of New
Worker Households
Office/ Medical Office/ R&D 267 1.60 167
Retail/Restaurant/Services 222 1.60 139
Hotel 114 1.60 71
Sources: US Census, American Community Survey 3-Year Estimates, 2015-2019; Strategic Economics and Vernazza Wolfe Associates,
2021.
Step 4: Worker Wages
The first step in calculating employee wages is to establish a list of the industries associated with
each prototype (as defined by the North American Industry Classification System, or “NAICS”).
Using industry data from Quarterly Census of Employment and Wages (QCEW), industries were
associated with each land use prototype. Figures 4 through 6 below list the industries associated
with each prototype.
Marin Commercial Linkage Fee Study 10
FIGURE 4. DEFINITION OF INDUSTRIES FOR OFFICE/MEDICAL OFFICE/R&D PROTOTYPE
NAICS Code Description
Percent Total Workers in
Prototype
5617 Services to buildings and dwellings 9.2%
5511 Management of companies and enterprises 8.8%
5415 Computer systems design and related services 6.5%
6214 Outpatient care centers 6.4%
5416 Management and technical consulting services 5.8%
6211 Offices of physicians 4.9%
6212 Offices of dentists 3.9%
5112 Software publishers 3.9%
5412 Accounting and bookkeeping services 3.9%
5313 Activities related to real estate 3.0%
5239 Other financial investment activities 3.0%
5413 Architectural and engineering services 2.9%
5611 Office administrative services 2.9%
5411 Legal services 2.7%
5221 Depository credit intermediation 2.3%
5311 Lessors of real estate 2.1%
5613 Employment services 2.1%
8133 Social advocacy organizations 2.0%
5419 Other professional and technical services 1.8%
8134 Civic and social organizations 1.7%
6213 Offices of other health practitioners 1.7%
5616 Investigation and security services 1.6%
5418 Advertising, pr, and related services 1.5%
5242 Insurance agencies and brokerages 1.4%
5619 Other support services 1.2%
5312 Offices of real estate agents and brokers 1.2%
5417 Scientific research and development services 1.1%
5111 Newspaper, book, and directory publishers 1.0%
5414 Specialized design services 1.0%
5231 Securities and commodity contracts brokerage 0.9%
5222 Nondepository credit intermediation 0.9%
6117 Educational support services 0.8%
8139 Professional and similar organizations 0.8%
3345 Electronic instrument manufacturing 0.7%
8132 Grantmaking and giving services 0.7%
5223 Activities related to credit intermediation 0.7%
Marin Commercial Linkage Fee Study 11
FIGURE 4. DEFINITION OF INDUSTRIES FOR OFFICE/ MEDICAL OFFICE/ R&D PROTOTYPE, CONTINUED
NAICS Code Description
Percent Total Workers in
Prototype
5615 Travel arrangement and reservation services 0.7%
6114 Business, computer and management training 0.4%
5241 Insurance carriers 0.4%
5182 Data processing, hosting and related services 0.4%
5191 Other information services 0.3%
5173
Wired and wireless telecommunications
carriers 0.3%
7114 Agents and managers for public figures 0.2%
7113 Promoters of performing arts and sports 0.1%
5122 Sound recording industries 0.1%
3391
Medical equipment and supplies
manufacturing 0.1%
3344 Semiconductor and electronic component mfg. 0.02%
Total 100%
Source: United States Bureau of Labor Statistics, Quarterly Census of Employment and Wages (QCEW), 2019; Strategic Economics
and Vernazza Wolfe Associates, 2021.
Marin Commercial Linkage Fee Study 12
FIGURE 5. DEFINITION OF INDUSTRIES FOR RETAIL/RESTAURANTS/SERVICES PROTOTYPE
NAICS Code Description
Percent Total Workers in
Prototype
7225 Restaurants and other eating places 38.6%
4451 Grocery stores 13.3%
4411 Automobile dealers 4.5%
4533 Used merchandise stores 3.7%
4441 Building material and supplies dealers 3.2%
8121 Personal care services 3.2%
4481 Clothing stores 3.1%
4422 Home furnishings stores 2.9%
4522 Department stores 2.9%
4461 Health and personal care stores 2.9%
4523
General merchandise stores, including warehouse
clubs and supercenters 2.6%
4511 Sporting goods and musical instrument stores 2.3%
5121 Motion picture and video industries 1.6%
7223 Special food services 1.6%
8129 Other personal services 1.6%
4431 Electronics and appliance stores 1.5%
4471 Gasoline stations 1.3%
4539 Other miscellaneous store retailers 1.2%
8123 Drycleaning and laundry services 1.1%
4541 Electronic shopping and mail-order houses 0.8%
4413 Auto parts, accessories, and tire stores 0.8%
4452 Specialty food stores 0.7%
4532 Office supplies, stationery, and gift stores 0.6%
4512 Book stores and news dealers 0.5%
4421 Furniture stores 0.5%
7224 Drinking places, alcoholic beverages 0.5%
5321 Automotive equipment rental and leasing 0.5%
4442 Lawn and garden equipment and supplies stores 0.3%
4453 Beer, wine, and liquor stores 0.3%
4482 Shoe stores 0.3%
5322 Consumer goods rental 0.3%
4483 Jewelry, luggage, and leather goods stores 0.2%
4412 Other motor vehicle dealers 0.2%
8122 Death care services 0.2%
4531 Florists 0.1%
4542 Vending machine operators 0.02%
4543 Direct selling establishments 0.02%
Total 100%
Source: United States Bureau of Labor Statistics, Quarterly Census of Employment and Wages (QCEW), 2019; Strategic Economics
and Vernazza Wolfe Associates, 2021.
Marin Commercial Linkage Fee Study 13
FIGURE 6. DEFINITION OF INDUSTRIES FOR HOTEL PROTOTYPE
NAICS Code Description Percent Total Workers in Prototype
7211 Traveler accommodation 100%
* Note: Unlike other prototypes, the visitor accommodations prototype only includes one NAICS industry category.
Source: United States Bureau of Labor Statistics, Quarterly Census of Employment and Wages (QCEW), 2019; Strategic
Economics, 2020.
The next step is to identify all the occupations that are associated with each industry based on
data provided by the U.S. Bureau of Labor Statistics (BLS). The best available data is at the national
level; state level industry-occupation data exist but do not include all relevant industries. The
national BLS occupational matrix is calibrated to match the county’s employment mix by weighting
the national employment distribution to reflect the distribution of employment by industry within
Marin County. Finally, the average wage by worker is calculated using data on average annual
wages by occupation in the San Francisco-Oakland-Berkeley Metropolitan Statistical Area (the
smallest geographic level at which wage data are available) from the Bureau of Labor Statistics.
Figure 7 below summarizes the results of these calculations, computing the average weighted
wages 7 for each prototype. As shown, office/medical office/R&D employees have the highest
average wage of the three prototypes, reflecting a greater mix of higher salary occupations in that
use. The lowest average annual wages are in the retail/restaurants/services category. Due to the
level of detail associated with the data on occupational wages, the full occupation mix in each land
use prototype are shown in Figures 35 through 37 at the end of this report.
FIGURE 7. AVERAGE ANNUAL WAGE BY PROTOTYPE
Commercial Prototype Weighted Average Annual Wage (a)
Office/Medical Office/R&D $85,441
Retail/Restaurant/Services $37,493
Hotel $46,473
(a) Average wages are weighted to account for the proportion of jobs in each occupational wage category.
Source: United States Bureau of Labor Statistics, Quarterly Census of Employment and Wages (QCEW), 2019; United States Bureau of
Labor Statistics, Occupational Employment and Wage Estimates, 2019; Strategic Economics and Vernazza Wolfe Associates, 2021.
7 The weighted average wage accounts for the proportion of jobs in each occupational category.
Marin Commercial Linkage Fee Study 14
Step 5: Household Incomes
Based on the employee wage calculations discussed above, household incomes are estimated for
each land use prototype. As a standard assumption for nexus studies, the average worker wage is
multiplied by the number of wage-earners per household to calculate the annual household
income. According to the U.S. Census Bureau American Community Survey 5-Year Estimates,
2015-2019, the average number of wage-earners per household in Marin County is 1.6. The
average annual wage per employee within each occupation was multiplied by 1.6 to determine
annual average household income.
Step 6: Household Income Categories
Employee households are then categorized as extremely low-, very low-, low-, moderate-, or above
moderate-income based on standard income definitions based on percentage of Area Median
Income (AMI).
According to the U.S. Census Bureau American Community Survey 5-Year Estimates, 2015-2019,
the average household size in Marin County is 2.4. To reference the available income tables, this
has been rounded to 2, the nearest whole number. The income categories for very low-, low-, and
moderate-income households, are therefore based on the household size of two persons, using
the income thresholds shown in Figure 8.8 Note that this analysis uses 2020 income thresholds
to match up with the affordability gap calculations which were also based on 2020 income figures.
FIGURE 8. AMI LEVELS FOR 2-PERSON HOUSEHOLDS IN MARIN COUNTY, 2020
Income Category Maximum Income
Area Median Income (100% AMI) $114,500
Extremely Low-income (<30% AMI) $34,350
Very Low-income (31-50% AMI) $57,250
Low-income (51-80% AMI) $91,600
Moderate-income (81-120% AMI) $137,400
Source: Marin Housing Authority, 2020. Strategic Economics and Vernazza Wolfe Associates, 2021.
Using the income categories described above, the new worker households were sorted into income
groups. As shown in Figure 9 below, the distribution of workers within each income group varies
markedly between the prototypes. The majority of employment in retail/restaurants/services is in
the very low-income group, while the majority of hotel workers are in the low-income group.
Employment in office/medical office/R&D tends to be distributed more in the higher income
groups. According to the results of this analysis, the primary affordable housing need associated
with these prototypes is at the very low-income, low-income, and moderate-income levels. While
the results of this analysis did not demonstrate demand from extremely low-income worker
8 Rounding to two persons per household is a conservative estimate. Using a larger household size assumption would result in a higher
maximum commercial linkage fee calculation.
Marin Commercial Linkage Fee Study 15
households associated with new commercial development, it is understood that there are worker
households in Marin County that require extremely low-income housing.
Marin Commercial Linkage Fee Study 16
FIGURE 9. NUMBER OF WORKER HOUSEHOLDS BY INCOME CATEGORY
Land Use Number of Worker
Households
Percent of Workers
In Prototype
Office/Medical Office/R&D
Extremely Low (<=30% AMI) (a) 0 0%
Very Low-income (31-50% AMI) 4 2%
Low-income (51-80% AMI) 67 40%
Moderate-income (81-120% AMI) 26 16%
Above 120% AMI (b) 69 42%
Total Households Requiring Affordable Housing 97 100%
Total Households 166
Retail/Restaurants/ Services
Extremely Low (<=30% AMI) (a) 0 0%
Very Low-income (31-50% AMI) 74 53%
Low-income (51-80% AMI) 59 42%
Moderate-income (81-120% AMI) 4 3%
Above 120% AMI (b) 2 1%
Total Households Requiring Affordable Housing 137 100%
Total 139
Hotel
Extremely Low (<=30% AMI) (a) 0 0%
Very Low-income (31-50% AMI) 14 19%
Low-income (51-80% AMI) 49 69%
Moderate-income (81-120% AMI) 4 6%
Above 120% AMI (b) 4 6%
Total Households Requiring Affordable Housing 67 100%
Total 71
Notes:
(a) The methodology used to estimate worker household incomes relies on identifying the weighted averages of a large number
of occupations present in each land use prototype. According to the results of this analysis, the primary affordable housing
need associated with these prototypes is at the very low-income, low-income, and moderate-income levels. While this
methodology does not estimate demand from extremely low-income worker households associated with new commercial
development, it is understood that there are worker households in Marin County that require extremely low-income housing.
(b) Worker households earning above 120% AMI are expected to be able to afford market-rate rental or ownership housing, and
therefore they are not incorporated in the affordability gap calculation.
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.
Marin Commercial Linkage Fee Study 17
III. HOUSING AFFORDABILITY GAP
This section summarizes the approach to calculating the housing affordability gap and the results
of the analysis (steps 7, 8 and 9). The steps outlined here draw upon a previous estimation of
affordability gaps in the In-lieu Fee Study. A more detailed explanation of the methodology and
assumptions for the affordability gap calculation can be found in that study (“Inclusionary Program
Study and In-lieu Fee Calculation”).
Methodology
The housing affordability gap is defined as the difference between what very low-, low-, and
moderate-income households can afford to pay for housing and the development cost of building
new housing units.9 From the nexus methodology section at the beginning of this report,
calculating the housing affordability gap involves the following steps 7 through 9:
7. Estimating affordable rents and housing prices for households in the targeted income
groups.
8. Estimating development costs of building new housing units, based on current cost and
market data.
9. Calculating the difference between what renters and owners can afford to pay for housing
and the cost of development of rental and ownership units to arrive at the “affordability
gap.”
Step 7: Estimating Affordable Rents and Sales Prices
The first step in calculating the housing affordability gap is to determine the amount that
households at the targeted income levels can afford to pay for housing. As introduced in Step 6,
for eligibility purposes, most affordable housing programs define very low-income households as
those earning 31 to 50 percent of area median income (AMI), low-income households as those
earning between 51 and 80 percent of AMI, and moderate-income households as those earning
between 81 and 120 percent of AMI.10
Households with incomes in the very low range are assumed to live in rental housing. Households
in the low and moderate ranges are assumed to live in a mix of rental and ownership housing.
While the nexus analysis identified some new worker households that would fall above the
moderate-income range (above 120 percent of AMI), the Consultant Team did not calculate an
affordability gap for this group because it is expected they would find housing at market rates.
9 As shown in the previous section, there are no households created by commercial development in the extremely low-income range
(zero to 30 percent of AMI).
10 Drawing on the In-lieu Fee Study, very low-income households were assumed to be at 50% AMI; Low-income households were
assumed to be at 70% AMI for ownership housing and 65% AMI for rental housing. Moderate-income households were assumed to be
at 110% AMI for ownership housing and 90% AMI for rental housing.
Marin Commercial Linkage Fee Study 18
Figure 10 shows the maximum monthly rents and supportable debt for rental housing, as
determined by the In-lieu Fee study. Renters are assumed to pay a maximum of 30 percent of their
gross monthly income on total housing costs for the housing to be considered “affordable”. The
maximum rent is then identified after deducting utility costs from monthly income. It is assumed
that one-to-three person households occupy these units. In order to calculate the affordability gap,
the affordable rents were converted to supportable debt. The supportable debt represents the one-
time value of the rental revenue stream, incorporating assumptions about operating expenses,
reserves, vacancy and collection loss, and mortgage terms.
FIGURE 10. AFFORDABLE RENTS AND SUPPORTABLE DEBT BY UNIT TYPE
Studio 1-BR 2-BR Weighted Average (a)
Maximum Affordable Rents
Very Low-income (50%) $1,209 $1,379 $1,539 $1,426
Low-income (65%) $1,584 $1,809 $2,022 $1,872
Moderate-income (90%) $2,210 $2,524 $2,827 $2,614
Supportable Debt
Very Low-income (50%) $39,393 $66,904 $92,699 $74,471
Low-income (65%) $100,036 $136,236 $170,691 $146,398
Moderate-income (90%) $153,206 $191,816 $229,058 $202,852
Notes:
(a) The weighted average incorporates a unit mix assumption of 50% 1-bedrooms, 40% 2-bedrooms, and 10% studio units.
Source: Marin Housing Authority, 2020; Strategic Economics and Vernazza Wolfe Associates, 2021.
Figure 11 shows the maximum sales prices for homeowners, as determined by the In-lieu Fee
Study. Homeowners are assumed to pay a maximum of 33 percent of gross monthly income on
total housing costs. The maximum affordable price for for-sale housing is then calculated based
on the total monthly mortgage payment that a homeowner could afford, using typical mortgage
loan assumptions for income-restricted ownership housing, as well as other housing cost
assumptions such as homeowner’s association (HOA) fees.11 It is assumed that four-to-six person
households occupy these units. Due to varying HOA costs, the maximum sales price varies slightly
between the two ownership prototypes, condominium townhomes and single-family subdivision
units.
11 The housing cost assumptions for homeowners are based on correspondence with the Marin Housing Authority. It is assumed the
homeowner pays a 5% downpayment, and their mortgage is 30-year fixed rate, with an interest rate of 3.8%. Other annual housing
costs include: 1) Homeowner’s insurance costing 0.28% of the sales price; 2) Property tax rate of 1.5% the sales price; 3) Private
mortgage insurance premium rate of 0.85% the amount financed; 4) Interior property insurance of $1,200; and 5) homeowner’s
association fees of $0.35 per square foot for condominium units and $0.25 for single-family units.
Marin Commercial Linkage Fee Study 19
FIGURE 11. AFFORDABLE SALES PRICES BY UNIT TYPE
Condo Townhome Single-Family Subdivision
3-BR 4-BR
Weighted
Average (a) 3-BR 4-BR
Weighted
Average (a)
Low-income
(70%) $326,986 $369,293 $341,089 $344,076 $379,167 $361,622
Moderate-
income (110%) $572,582 $643,220 $596,128 $589,581 $653,042 $621,311
Notes:
(a) The weighted average for the condo townhome assumes a unit mix of 66% three-bedrooms units and 33% four-bedroom
units. For the single-family subdivision, it is assumed half of the units have three bedrooms and half have four bedrooms.
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.
Step 8: Estimating Housing Development Costs
The next step in calculating the housing affordability gap is to estimate the cost of developing new
housing units to address the housing need. As part of the In-lieu Fee Study, the Consultant Team
estimated development costs for three prototypes: a single-family subdivision, a development of
condominium townhomes, and a rental apartment development. The estimated development
costs of those prototypes are shown below in Figure 12.
FIGURE 12. TOTAL DEVELOPMENT COSTS BY PROTOTYPE
Cost Category
Single Family
Subdivision
Condominium
Townhome
Rental
Apartments
Per Unit
Land Cost $350,000 $200,000 $75,000
Hard Costs $335,343 $371,640 $382,228
Soft Costs $96,028 $100,057 $106,605
Development Costs $781,371 $671,697 $563,833
Per Net Residential Sq. Ft.
Land Cost $159 $111 $94
Hard Cost $152 $206 $478
Soft Costs $44 $56 $133
Development Costs $355 $373 $705
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.
Step 9: Calculating the Housing Affordability Gap
The final step is to calculate the housing affordability gap, or the difference between what renters
and owners can afford to pay and the total cost of developing new units. The purpose of the
housing affordability gap calculation is to help determine the fee amount that would be necessary
to cover the cost of developing housing for very low-, low-, and moderate-income households. The
calculation does not assume the availability of any other source of housing subsidy because not
all housing is built with public subsidies, and tax credits and tax-exempt bond financing are highly
competitive programs that will not always be available to developers of modest housing units.
Marin Commercial Linkage Fee Study 20
Figures 13 and 14 shows the housing affordability gap calculation for the rental prototype and the
two ownership prototypes respectively.
• For the rental prototype, the gap is defined as the difference between the per-unit cost of
development and the supportable debt per unit. The supportable debt is calculated based
on the net operating income generated by an affordable monthly rent, incorporating
assumptions about operating expenses (including property taxes, insurance, etc.),
reserves, vacancy and collection loss, and mortgage terms.
• For the ownership housing prototypes, the gap is calculated as the difference between the
per-unit cost of development and the affordable sales price for each income level. To
calculate the maximum affordable sales price, Strategic Economics relied on the approach
used by Marin Housing Authority for local affordable housing homeownership programs.
The mortgage is assumed to be 30-year fixed rate, with an interest rate of 3.8 percent,
which is a typical rate at the time of research (December 2020). The owner is assumed to
put down a five percent down payment, which is standard for conventional and CalFHA
loans. Other monthly housing costs include homeowners’ association dues, property taxes,
homeowners’ insurance, interior property insurance, and premiums for private mortgage
insurance.
Note that for each prototype, the gaps shown for each income level are the weighted average of
the specific gaps for each unit type in the prototype.
The average affordability gap for each income group was then calculated by averaging the
affordability gaps for each prototype, shown in Figure 15. Since it is assumed that all households
in the very low-income group are renters, the average affordability gap is simply the rental gap.
For more explanation, see the In-lieu Fee Study.
FIGURE 13. AFFORDABILITY GAP CALCULATION FOR RENTAL HOUSING BY INCOME GROUP
Supportable Debt (a)
Development Costs
(b) Affordability Gap (c)
Very Low-income (50%) $74,471 $564,000 $489,529
Low-income (65%) $146,398 $564,000 $417,602
Moderate-income (90%) $202,852 $564,000 $361,148
Notes:
(a) Calculated as net operating income generated by an affordable monthly rent, incorporating assumptions about operating
expenses, reserves, vacancy and collection loss, and mortgage terms.
(b) Assumes development cost of $705 per net square foot on rental units.
(c) Calculated as the difference between development costs and supportable debt.
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.
Marin Commercial Linkage Fee Study 21
FIGURE 14. AFFORDABILITY GAP CALCULATION FOR OWNERSHIP HOUSING BY INCOME GROUP
Affordable Sales Price (a)
Development
Cost (b) Affordability Gap (c)
Condo Townhome
Low-income (70%) $341,089 $671,697 $330,608
Moderate-income (110%) $596,128 $671,697 $75,568
Single-family Subdivision
Low-income (70%) $361,622 $781,371 $419,749
Moderate-income (110%) $621,311 $781,371 $160,060
Notes:
(a) Based on affordable sales prices identified in Figure 14, this is the weighted average affordable sales price, incorporating the
prototypes’ overall unit mix.
(b) Assumes a development cost of $373 per square foot for the condo townhome, and $355 per square foot for the single-family
subdivision.
(c) Calculated as the difference between the affordable sales price and development cost.
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.
FIGURE 15: AVERAGE AFFORDABILITY GAP FOR VERY LOW-, LOW-, AND MODERATE-INCOME HOUSEHOLDS
Income Level Rental Gap
Ownership
Gap
Townhome
Ownership
Gap SF
Subdivision
Average
Affordability
Gap
Very Low-income (50% AMI) $489,529 N/A N/A $489,529
Low-income (65% AMI Rental / 70% Owner) $417,602 $330,608 $419,749 $389,320
Moderate-income (90% AMI Rental / 110%
AMI Owner) $361,148 $75,568 $160,060 $198,925
Note: The affordability gap for Above Moderate-income Households (more than 120 percent of AMI) is assumed to be zero.
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.
Marin Commercial Linkage Fee Study 22
This section builds on the findings of the previous analytical steps to calculate the maximum
justified linkage fees for each commercial prototype.
Step 10: Maximum Fee Calculation
To derive the maximum nexus-based fee for each land use prototype, the housing affordability gap
amounts (see previous section) are applied to the number of worker households in each respective
income category (Figure 9). The number of very low-, low-, and moderate-income households
associated with each land use prototype is used to calculate the total affordability gap (Figure 16).
The above moderate-income households are included in the number of worker households shown
in Figure 16, but there is no affordability gap for this group and it does not contribute to the total
affordability gap. Finally, the total gap for each land use prototype is divided by 100,000 square
feet to calculate a maximum fee per square foot.
As shown in Figure 16, the maximum fee results (rounded to the nearest dollar) are $331 per
square foot for office/medical office/R&D, $601 per square foot for retail/restaurants/services,
and $267 per square foot for hotel.
The calculated linkage fees are relatively high because of the high cost of housing development in
Marin, leading to large affordability gaps particularly for very low- and low-income households. The
maximum fee calculation is highest for retail/restaurants/services because of the relatively low
worker wage levels in these industries, combined with a moderate employee density. Hotel uses
also employ a large share of lower wage workers, but have a much lower employee density,
resulting in the lowest maximum fee of all of the uses. Finally, office/medical/R&D uses have a
lower number of lower wage workers, but have the highest employment density, resulting in a
maximum fee that is lower than retail/restaurants/services but higher than hotel.
The maximum fees shown in Figure 16 are not the recommended fees for adoption. They are the
preliminary nexus-justified fees that represent the maximum that Marin jurisdictions could charge
to mitigate affordable housing demand related to commercial development.
FIGURE 16. MAXIMUM COMMERCIAL LINKAGE FEES
Land Use
Number of
Worker
Households*
Average Gap (per
Household)
Total
Affordability Gap
Size of
Prototype (SF)
Max Fee
per SF
Office/Medical Office/R&D 166 $199,226 $33,116,879 100,000 $331
Retail/Restaurants/
Services 139 $432,496 $60,068,911 100,000 $601
Hotel 71 $374,089 $26,673,031 100,000 $267
* The number of worker households includes above moderate-income households. However, these households are assumed to have
an affordability gap of zero and, therefore, do not affect the calculations of the total affordability gap and the maximum fee.
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.
IV. MAXIMUM LINKAGE FEES
Marin Commercial Linkage Fee Study 23
V. MARKET FACTORS, FEASIBILITY, AND OTHER POLICY
CONSIDERATIONS
The previous section presented the maximum commercial linkage fees for each land use based
on the nexus study. These fees are the maximum justifiable fee that jurisdictions can charge to
mitigate the affordable housing need. However, for most jurisdictions, other factors are considered
when enacting the commercial linkage fees, and, as a result, the fees are almost always set at a
level significantly below the maximum amount that is justified by the nexus study.
This section considers market factors and their impact on the feasibility of a range of commercial
linkage fee scenarios, as well as other policy factors each jurisdiction will want to consider when
setting commercial linkage fees. The first subsection includes a brief market overview of
commercial development in Marin County. That is followed by a review of commercial linkage fees
in comparable cities, which inform a set of “fee scenarios” that are intended to illustrate a range
of reasonable fee levels that could be adopted. Following that is a discussion highlighting the
following policy considerations:
• An evaluation of the potential impact of the fee scenarios on the financial feasibility of
commercial development; and
• An estimate of the amount the fee scenarios would raise existing municipal fees.
To inform this analysis, the Consultant Team reviewed recent development trends, spoke with local
professionals in the development and building trades, and reviewed commercial linkage fee levels
in comparable Bay Area jurisdictions.
Finally, this section makes a set of recommendations for setting the commercial linkage fees,
including ranges for the fees, possible affordable housing revenues generated, and an approach
for updating the fees.
Market Overview
Marin County is considered a secondary market for most commercial development in relation to
San Francisco and the more urban areas of the East Bay. Consequently, Marin County’s commands
lower rents and attracts less development activity than the primary commercial real estate
markets. In the last year, the COVID-19 pandemic has depressed the market for commercial
development, with rising vacancy rates and decreasing revenues for office, retail, and hotel uses.
This dynamic presents many challenges for the feasibility of new development projects.
Market conditions for each of the land use categories addressed in this study are discussed
separately below in more detail.
OFFICE/MEDICAL OFFICE/R&D
Office employment in Marin is concentrated in downtown San Rafael, with a few areas of lower
density office employment in North San Rafael, eastern Larkspur, and Sausalito (see Figure 17).
Recent office development has included the San Rafael Corporate Center, a Class A office
development in downtown San Rafael; Biomarin Pharmaceuticals, R&D lab space also in
downtown San Rafael; and smaller office developments in San Anselmo and Corte Madera.
According to developers interviewed for this study, because of uncertainties about the timing of
the COVID-19 economic recovery, many investors are delaying decisions about building new
Marin Commercial Linkage Fee Study 24
commercial projects. It is unclear whether the Biomarin laboratories will attract additional demand
for life sciences R&D space.
Historically, San Rafael has been the center of office development in Marin County. Once the
demand for office returns, it is likely that new, larger-scale office and R&D developments will
continue to be concentrated in downtown San Rafael. As the primary location for office uses, San
Rafael is considered the strongest tier for office uses in Marin County. The other six jurisdictions
have not captured significant office development in the last decade, and therefore comprise a
weaker office market tier.
RETAIL/RESTAURANTS/SERVICES
Demand for brick-and-mortar retail development nationwide has slowed as an increasing share of
retail sales move online. The shelter-in-place restrictions from COVID-19 have accelerated this
trend, and it is unclear when significant demand for new retail space will return. Marin County has
seen only a small amount of retail development in recent years, limited to single tenant stores
such as the RH showroom in Corte Madera. Redevelopment plans for the Northgate Mall in San
Rafael will reduce the overall retail area on the site while adding over 1,300 new housing units.
It is unlikely that the county will see significant new retail development in the coming years. When
the market does recover, new retail is expected to be relatively small scale, serving a local trade
area and/or any new residential development. Rather than concentrating in any one area of the
county, retail is likely to be dispersed, favoring sites close to US-101, major highways with good
visibility, or serving larger residential developments. For this reason, to the Consultant Team
recommends that the jurisdictions adopt a relatively uniform commercial linkage fee. Jurisdictions
may also wish to enact lower fees for small and independently-owned businesses. Many
jurisdictions exempt retail spaces of under 5,000 square feet from these fees.
HOTEL
Located geographically in between San Francisco and Northern California’s wine country, Marin
County is a secondary market for hotel development. Business travel is an important component
of demand in San Rafael, serving the downtown employment center, while the market in the
remainder of the county is mostly composed of leisure travelers. Although the county has seen no
new hotels in over twenty years, currently several hotels and motels have been proposed, planned,
or are under construction. These new projects include two in downtown San Rafael (the select
service AC Marriot and Hampton Inn and Suites), and three additional proposals in Corte Madera
and Larkspur. All of these developments were planned and proposed before the start of the COVID-
19 pandemic, with the AC Marriot already under construction.
The pandemic has taken a serious toll on hotel demand, causing developers that have yet to break
ground to reconsider moving forward with their projects. Developers and industry leaders do not
expect the market to recover for several years.
Marin Commercial Linkage Fee Study 25
FIGURE 17: OFFICE EMPLOYMENT DENSITY IN MARIN COUNTY, 2018
Source: U.S. Census Longitudinal Employer-Household Dynamics, 2018; Strategic Economics and Vernazza Wolfe Associates, 2021.
Marin Commercial Linkage Fee Study 26
Comparable Cities
Figures 18 through 20 show existing commercial linkage fees for the jurisdictions participating in
this study alongside other comparable jurisdictions in Sonoma County, Napa County, San Mateo
County, and San Francisco.
As shown in Figure 18, linkage fees for office/medical office/R&D land uses in Marin County range
from $3.20 to $10.32 per square foot. The fee in San Rafael is at the high end of this range,
reflecting its relative strength as an office center within the county. The selected jurisdictions from
Sonoma County, (Petaluma, Santa Rosa, and Unincorporated Sonoma County) all charge
approximately $3.00 per square foot. San Francisco, San Mateo County, and South San Francisco
have stronger office markets than Marin and all charge much higher fees ranging from $15 to $65
per square foot.12
Figure 19 gives a comparison of linkage fees for retail/restaurants/services. These fees tend to
be lower than what is charged for office, except in places where retail markets have been
particularly strong. In Marin County the linkage fees on these uses range from $3.28 to $8.38,
with Corte Madera at the top of the range. The selected jurisdictions in Sonoma County range from
$3.00 to $5.25.
Figure 20 shows linkage fees for hotel uses in the comparable jurisdictions. Fees charged for hotel
uses in Marin tend to be lower than for other uses, ranging from $1.20 to $4.63 per square foot.
The selected communities in Sonoma County all charge approximately $3.00 per square foot, and
the fee in the City of Napa is as high as $6.00 per square foot. The fee in San Francisco is more
than $23 per square foot.
12 South San Francisco is shown because it provides a reference point for life sciences industry clusters that have a high concentration
of R&D space.
Marin Commercial Linkage Fee Study 27
FIGURE 18: COMMERCIAL LINKAGE FEES FOR OFFICE/MEDICAL OFFICE/R&D ADOPTED IN MARIN AND
COMPARABLE JURISDICTIONS
[a] San Rafael’s fee is defined as a percentage of the inclusionary in-lieu fee.
[b] Mill Valley’s fee is defined as one percent of the valuation of the proposed project. The Consultant Team assumed the valuation of
the office prototype used for feasibility testing (see next section).
Sources: Published schedules of city fees; Strategic Economics and Vernazza Wolfe Associates, 2021.
$4.79
$3.20
$10.32
$7.19
$4.28
$3.04
$3.00
$2.93
$64.83
$15.00
$25.00
Corte Madera - office
Corte Madera - R&D
San Rafael [a]
Unincorporated Marin County
Mill Valley [b]
Unincorporated Sonoma County
Santa Rosa
Petaluma
San Francisco (less than 50K sf)
South San Francisco
Unincorporated San Mateo County
Marin Commercial Linkage Fee Study 28
FIGURE 19: COMMERCIAL LINKAGE FEES FOR RETAIL/RESTAURANT/SERVICES ADOPTED IN MARIN AND
COMPARABLE JURISDICTIONS
[a] San Rafael’s fee is defined as a percentage of the inclusionary in-lieu fee.
[b] Mill Valley’s fee is defined as one percent of the valuation of the proposed project. The Consultant Team assumed the valuation of
the retail prototype used for feasibility testing (see next section).
Sources: Published schedules of city fees; Strategic Economics and Vernazza Wolfe Associates, 2021.
$8.38
$4.39
$7.74
$5.40
$3.28
$5.25
$3.00
$5.07
$29.11
$5.00
Corte Madera - retail
Corte Madera - restaurants
San Rafael [a]
Unincorporated Marin County
Mill Valley [b]
Unincorporated Sonoma County
Santa Rosa
Petaluma
San Francisco
Unincorporated San Mateo County
Marin Commercial Linkage Fee Study 29
FIGURE 20: COMMERCIAL LINKAGE FEES FOR HOTEL ADOPTED IN MARIN AND COMPARABLE JURISDICTIONS
[a] San Rafael’s fee is defined as a percentage of the inclusionary in-lieu fee.
[b] Marin County’s fee $1,745 per room. This figure was converted to a value per square foot assuming a hotel development will
average 615 square feet of gross building area per room.
[c] Mill Valley’s fee is defined as one percent of the valuation of the proposed project. The Consultant Team assumed the valuation of
the hotel prototype used for feasibility testing (see next section).
Sources: Published schedules of city fees; Strategic Economics and Vernazza Wolfe Associates, 2021.
Fee Scenarios
The Consultant Team developed a set of fee scenarios to analyze the impact of a commercial
linkage fee adopted for the three categories of land use. The determination of the fee scenarios
was based on the range of fee levels that have been adopted in comparable cities and counties in
the Bay Area.
The four fee scenarios range from $3.00 per square foot to $15.00 per square foot (Figure 21).
The fee scenarios, which are all only a fraction of the nexus-justified maximum fee, are intended
as a guide to illustrate a range of commercial linkage fee amounts that might be implemented for
$1.20
$2.58
$2.84
$4.63
$3.04
$3.00
$2.93
$6.00
$23.36
Corte Madera
San Rafael [a]
Unincorporated Marin County [b]
Mill Valley [c]
Unincorporated Sonoma County
Santa Rosa
Petaluma
City of Napa
San Francisco
Marin Commercial Linkage Fee Study 30
each land use category. Jurisdictions may choose to set linkage fees at different scenarios for
different land uses, at an amount different from the values shown, or may choose to implement a
commercial linkage fee for only certain land uses.
FIGURE 21: COMMERCIAL LINKAGE FEE SCENARIOS PER BUILDING GROSS SQUARE FOOT
Office/Medical
Office/R&D Retail/Restaurant/Services Hotel
Maximum Fee $331 $601 $267
Scenario 1 $3.00 $3.00 $3.00
Scenario 2 $5.00 $5.00 $5.00
Scenario 3 $10.00 $10.00 $10.00
Scenario 4 $15.00 $15.00 $15.00
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.
Feasibility Analysis
One of the important policy considerations when enacting a new fee is the impact of the fee on
the financial feasibility of new commercial development. The Consultant Team analyzed the
financial feasibility of potential new linkage fees by assessing their impact on overall development
costs. While there are no established rules-of-thumb for setting commercial linkage fees in relation
to development costs, generally where real estate markets are strong, new development is able to
accommodate higher fees if they represent a relatively low share of overall development costs.13
DEVELOPMENT PROTOTYPES FOR ANALYZING FEASIBILITY
The Consultant Team designated a set of development prototypes to analyze feasibility. These
prototypes are different from the commercial prototypes used for the nexus study and introduced
in Section II. While the nexus prototypes represent broad categories of use, the development
prototypes for feasibility represent more specific developments within each category and include
additional details such as land area and parking to facilitate the estimation of costs. The three
“feasibility prototypes” are defined as: 1) Class B Office; 2) Small Neighborhood Center; and 3)
Select-Service Hotel. These development prototypes, which are designed to represent a typical
development within each land use category, are informed by recent and proposed commercial
developments in Marin, as well as from interviews with local developers and builders. The
prototypes are described below and summarized further in Figure 22.
• Class B Office: A smaller, Class B office format was used because Marin is a secondary
office market within the Bay Area, and the economics of smaller developments are likely
to be more impacted by municipal fees than larger developments. This prototype is 17,000
square feet in two stories on a one acre site. Surface parking is assumed with a ratio of
4.0 (one stall per 250 square feet of gross building area).
13 Over time, fee increases are expected to be capitalized into lower land costs.
Marin Commercial Linkage Fee Study 31
• Small Neighborhood Center: This is a 7,600 square-foot neighborhood shopping center
on one-half acre. This prototype assumes surface parking with a parking ratio of 4.0 (one
stall per 250 square feet of gross building area). Similar to the office prototype above, a
smaller center is likely to be more impacted by new fees. In additional, the parcel size is
very small because there is very limited retail development occurring in Marin, and
developer interviews also suggested that Marin’s limited site availability meant larger retail
developments were unlikely to occur.
• Select-Service Hotel: Most recent and pipeline hotel projects in Marin are select-service
hotels. This prototype is a 70,000 square foot select service hotel with 115 guest rooms
on a 2.5 acre site. It assumes surface parking with a parking ratio of 1.1 spaces per room.
The hotel will include a limited number of high-quality amenities such as a small
restaurant/bar, a fitness room, and a business center.
FIGURE 22. DEVELOPMENT PROTOTYPES
Class B Office
Small Neighborhood
Center
Select Service
Hotel
Land Area
Parcel Size (Sq. Ft.) 43,560 21,780 108,900
Parcel Size (acres) 1.00 0.50 2.50
Building Height and FAR
Total Stories 2 stories Single story 3 stories
FAR 0.40 0.35 0.65
Building Area
Gross area (gsf) 17,424 7,623 70,785
Net area (nsf) 15,682 6,861 n/a
Number of rooms n/a n/a 115
Average Room Size (nsf) n/a n/a 400
Average Room Size (gsf) n/a n/a 615
Parking
Total Spaces (surface) 70 30 127
Parking Ratio (per room) n/a n/a 1.10
Parking Ratio (per 1,000 SF) 4.0 4.0 1.8
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.
DEVELOPMENT COSTS
The Consultant Team estimated development costs based on interviews with developers and
general contractors experienced with commercial development in Marin, as well as a review of
recent land transactions. Key development cost assumptions are described below, and a summary
of the assumptions is provided in Figure 23.
Marin Commercial Linkage Fee Study 32
LAND AND SITE COST ASSUMPTIONS
One of the critical cost factors for a commercial development project is land cost. To determine
the land value of sites zoned for commercial uses, the Consultant Team combined feedback from
developer interviews with an analysis of recent sales transactions of vacant parcels for
development in the relevant areas of Marin County. Land costs can range greatly based on the
site’s location and characteristics. The Consultant Team reviewed comparable land sales and
generally based land cost assumptions on the middle of the range of comparable land prices.
Site costs include the horizontal costs associated with preparation of the site for development and
demolition of any existing buildings. As these costs vary widely from site to site, the Consultant
Team estimated average site costs based on developer interviews and experience with previous
feasibility studies.
BUILDING AREA HARD COSTS
The hard costs for the building area include the cost of vertical construction of the building. This
ranges from $300 per gross square foot for the Small Neighborhood Center to $450 per gross
square foot for the Class B Office. These costs are informed by developer interviews as well as
recent construction cost market reports.
TENANT IMPROVEMENTS AND FF&E COSTS
This cost category includes a separate allowance for tenant improvements for the office and retail
prototypes as well as “fixtures, furniture, and equipment” (FF&E) for the hotel prototype. The tenant
improvement allowance of $75 per square foot for office and retail is based on recent feasibility
studies for these development types in the Bay Area. The FF&E cost of $25,000 per room is based
on feedback from developer interviews.
SURFACE PARKING COSTS
The direct cost of parking is assumed to be an average of $10,000 per stall for a surface lot, which
applies to all development prototypes.
SOFT COST ASSUMPTIONS
Soft costs include all costs for architecture, engineering, consulting, legal, and accounting fees, as
well as taxes, insurance, financing costs, contingency, and any other incidental costs not included
in the cost categories listed in this section. Soft costs were estimated as 12 percent of hard costs
for all prototypes. Note that existing municipal fees, including utility hook-ups, are not incorporated
into this assumption, and are addressed separately, because they vary across the jurisdictions.
Marin Commercial Linkage Fee Study 33
FIGURE 23: DEVELOPMENT COST ASSUMPTIONS
Class B
Office
Small
Neighborhood
Center
Select Service
Hotel
Land and Sites Costs (per sf) $75 $75 $40
Building Area Hard Costs (per gsf) $400 $300 $450
Tenant Improvements (per nsf, office and retail only) $75 $75 n/a
FF&E (per room, hotel only) n/a n/a $25,000
Surface parking (per space) $10,000 $10,000 $10,000
Soft Costs (as % of hard costs) 12% 12% 12%
Sources: Developer Interviews, 2021; Costar, 2021; Rider, Levett, Bucknall Quarterly Construction Cost Report, Q4 2020; Strategic
Economics and Vernazza Wolfe Associates, 2021.
Marin Commercial Linkage Fee Study 34
TOTAL DEVELOPMENT COSTS
Based on the assumptions summarized in Figure 23, The Consultant Team estimated the total
development costs for the prototypes, summarized in Figure 24. The costs are summarized for the
whole project, by square foot of gross building area, and by guest room for hotel. On a per-square
foot basis, the Class B Office is the most expensive, and the Select Service Hotel is the least
expensive.
FIGURE 24: TOTAL DEVELOPMENT COST BY PROTOTYPE
Class B Office
Small Neighborhood
Center Select Service Hotel
Overall Project
Land and Site Costs $3,267,000 $1,633,500 $4,356,000
Building Area Hard Costs $6,969,600 $2,286,900 $31,853,250
Tenant Improvements / FF&E $1,176,120 $514,553 $2,875,641
Surface parking $700,000 $300,000 $1,270,000
Soft Costs $920,352 $310,428 $3,974,790
Total Development Cost $13,033,072 $5,045,381 $44,329,681
Per GSF
Land and Site Costs $188 $214 $62
Building Area Hard Costs $400 $300 $450
Tenant Improvements / FF&E $68 $68 $41
Surface parking $40 $39 $18
Soft Costs $53 $41 $56
Total Development Cost $748 $662 $626
Per Guest Room
Land and Site Costs $37,870
Building Area Hard Costs $276,923
Tenant Improvements / FF&E $25,000
Surface parking $11,041
Soft Costs $34,556
Total Development Cost $385,390
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.
Marin Commercial Linkage Fee Study 35
INCREASES IN DEVELOPMENT COSTS
The fee scenarios were applied to the development costs for each prototype and are summarized
below and in Figure 25. A fee level of $3.00 per square foot (Scenario 1) increases development costs
by 0.4 to 0.5 percent, depending on the prototype; a fee level of $5.00 (Scenario 2) increases
development costs by 0.7 to 0.8 percent; at $10.00 per square foot (Scenario 3), the increase in costs
ranges from 1.3 to 1.6 percent; and, finally, at $15.00 per square foot (Scenario 4), the increase in
costs ranges from 2.0 to 2.4 percent. In percentage terms, hotel development experiences the largest
increase from a new fee because hotel is the least expensive prototype to build per square foot.
FIGURE 25: FEE SCENARIOS AND PERCENTAGE OF DEVELOPMENT COSTS FOR EACH PROTOTYPE
Class B
Office
Small Neighborhood
Center
Select Service
Hotel
Total Development Costs before Linkage Fee ($/sf) $748 $662 $626
Linkage Fee Scenarios ($/sf)
Maximum Fee $331 $601 $267
Scenario 1 $3.00 $3.00 $3.00
Scenario 2 $5.00 $5.00 $5.00
Scenario 3 $10.00 $10.00 $10.00
Scenario 4 $15.00 $15.00 $15.00
Linkage Fee Scenarios (as % to Total Dev. Costs)
Maximum Fee 44% 91% 43%
Scenario 1 0.4% 0.5% 0.5%
Scenario 2 0.7% 0.8% 0.8%
Scenario 3 1.3% 1.5% 1.6%
Scenario 4 2.0% 2.3% 2.4%
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.
FEE SCENARIOS COMBINED WITH OTHER MUNICIPAL FEES
The Consultant Team reviewed the total burden of the fee scenarios in the context of other fees
charged by the cities and Marin County, including fees such as building permits as well as any impact
fees each jurisdiction might have in place.14 A table of these costs for each jurisdiction is given in
Figure 26 below, including the total fees that would be paid on each prototype for the commercial
linkage fee scenarios.
Because each jurisdiction has its own schedule of fees for new development, the cost of development
in each community varies. For example, municipal fees for the prototypes in Corte Madera range from
0.6 percent to 0.9 percent of development costs, while fees in San Rafael are higher, ranging from 2.2
14 Connection fees charged by a local sanitary sewer and water district were also estimated; they would be expected to represent an
additional 1.0 to 2.6 percent of development costs above what is shown in the Figure 26.
Marin Commercial Linkage Fee Study 36
to 4.4 percent of development costs. Jurisdictions will need to take into account these baseline costs
when setting a commercial linkage fee amount.
FIGURE 26. COMMERCIAL LINKAGE FEE SCENARIOS AND OTHER MUNICIPAL AND COUNTY FEES* BY JURISDICTION
Per GSF As % of Development Costs
Class B
Office
Small
Neighborhood
Center
Select
Service
Hotel
Class B
Office
Small
Neighborhood
Center
Select
Service
Hotel
Corte Madera
Municipal Fees $4.71 $4.75 $5.90 0.6% 0.7% 0.9%
Total Fees with Scenario 1 $7.71 $7.75 $8.90 1.0% 1.2% 1.4%
Total Fees with Scenario 2 $9.71 $9.75 $10.90 1.3% 1.5% 1.7%
Total Fees with Scenario 3 $14.71 $14.75 $15.90 2.0% 2.2% 2.5%
Total Fees with Scenario 4 $19.71 $19.75 $20.90 2.6% 3.0% 3.3%
Fairfax
Municipal Fees $8.53 $8.83 $9.42 1.1% 1.3% 1.5%
Total Fees with Scenario 1 $11.53 $11.83 $12.42 1.5% 1.8% 2.0%
Total Fees with Scenario 2 $13.53 $13.83 $14.42 1.8% 2.1% 2.3%
Total Fees with Scenario 3 $18.53 $18.83 $19.42 2.5% 2.8% 3.1%
Total Fees with Scenario 4 $23.53 $23.83 $24.42 3.1% 3.6% 3.9%
Larkspur
Municipal Fees $16.02 $19.04 $13.05 2.1% 2.9% 2.1%
Total Fees with Scenario 1 $19.02 $22.04 $16.05 2.5% 3.3% 2.6%
Total Fees with Scenario 2 $21.02 $24.04 $18.05 2.8% 3.6% 2.9%
Total Fees with Scenario 3 $26.02 $29.04 $23.05 3.5% 4.4% 3.7%
Total Fees with Scenario 4 $31.02 $34.04 $28.05 4.1% 5.1% 4.5%
Unincorporated Marin County
County Fees $4.88 $5.38 $5.14 0.7% 0.8% 0.8%
Total Fees with Scenario 1 $7.88 $8.38 $8.14 1.1% 1.3% 1.3%
Total Fees with Scenario 2 $9.88 $10.38 $10.14 1.3% 1.6% 1.6%
Total Fees with Scenario 3 $14.88 $15.38 $15.14 2.0% 2.3% 2.4%
Total Fees with Scenario 4 $19.88 $20.38 $20.14 2.7% 3.1% 3.2%
San Anselmo
Municipal Fees $10.12 $11.03 $12.86 1.4% 1.7% 2.1%
Total Fees with Scenario 1 $13.12 $14.03 $15.86 1.8% 2.1% 2.5%
Total Fees with Scenario 2 $15.12 $16.03 $17.86 2.0% 2.4% 2.9%
Total Fees with Scenario 3 $20.12 $21.03 $22.86 2.7% 3.2% 3.6%
Total Fees with Scenario 4 $25.12 $26.03 $27.86 3.4% 3.9% 4.4%
Continued on next page
Marin Commercial Linkage Fee Study 37
Continued from previous page
San Rafael
Municipal Fees $16.59 $29.24 $14.62 2.2% 4.4% 2.3%
Total Fees with Scenario 1 $19.59 $32.24 $17.62 2.6% 4.9% 2.8%
Total Fees with Scenario 2 $21.59 $34.24 $19.62 2.9% 5.2% 3.1%
Total Fees with Scenario 3 $26.59 $39.24 $24.62 3.6% 5.9% 3.9%
Total Fees with Scenario 4 $31.59 $44.24 $29.62 4.2% 6.7% 4.7%
Sausalito
Municipal Fees $7.18 $7.81 $9.08 1.0% 1.2% 1.4%
Total Fees with Scenario 1 $10.18 $10.81 $12.08 1.4% 1.6% 1.9%
Total Fees with Scenario 2 $12.18 $12.81 $14.08 1.6% 1.9% 2.2%
Total Fees with Scenario 3 $17.18 $17.81 $19.08 2.3% 2.7% 3.0%
Total Fees with Scenario 4 $22.18 $22.81 $24.08 3.0% 3.4% 3.8%
* Municipal and County fees include all applicable permits and impact fees charged by the jurisdiction. Water and sanitary sewer connection
fees are not included. Based on estimates from Marin Municipal Water District and Ross Valley Sanitary District, water and sewer fees
represent may add an additional 1.0 percent to development costs of Class B office, 1.9 percent to small neighborhood retail, and 2.6
percent to select service hotel.
Sources: Participating Jurisdictions, 2021; Strategic Economics and Vernazza Wolfe Associates, 2021.
Fee Recommendations
The Consultant Team evaluated the four fee scenarios based on the analyses summarized above:
market factors, fees in comparable cities, fees as a percentage of development costs, and fees in
relation to the municipal/county fees that are currently charged in the seven jurisdictions.
Recommendations for setting a commercial linkage fee are outlined below.
In the wake of the commercial real estate market slowdown due to COVID-19, the Consultant Team
recommends that jurisdictions enact commercial linkage fees that are generally comparable across
the different jurisdictions within the county, without significantly raising fees in the places that already
have them. Several jurisdictions in this study have commercial linkage fees currently in place, and the
recommendations below do not represent a significant departure from these fee levels. Jurisdictions
without commercial linkage fees should consider adopting fees comparable with their neighbors.
However, there is one exception to this guidance with regard to office/R&D/medical office, where San
Rafael can reasonably impose a higher fee than other jurisdictions.
For office/R&D/medical office uses, the Consultant Team recommends the commercial linkage fee
for office be set between $10 and $15 per square foot in San Rafael and between $5 and $10 per
square foot in the other six jurisdictions. Because the market for office is stronger in San Rafael, new
office development is more likely to be able to support the higher fee levels. In San Rafael, the
recommended fee level represents an increase in development costs of 0.7 to 1.3 percent for the
Class B prototype (Figure 26). Class A office and R&D, which are more expensive product types and
more likely to occur in downtown San Rafael, would experience a lower percentage increase. For the
other communities, the recommended fees would result in an increase in development costs of 0.4 to
0.7 percent.
The Consultant Team recommends the commercial linkage fee for retail be set between $5 and $10
per square foot for all jurisdictions. The existing fee levels for retail are in this range, which amounts
Marin Commercial Linkage Fee Study 38
to 0.8 to 1.5 percent in development costs for a small neighborhood center (Figure 26). Because the
future of retail is very uncertain, it is difficult to generalize where demand will be strong once retail
markets recover, and it is recommended the fees be relatively consistent across jurisdictions. Post-
pandemic demand for retail could materialize in small scale developments dispersed throughout the
county, depending on site-specific conditions related to transportation access and nearby amenities
and development.
The Consultant Team recommends that jurisdictions consider reducing the commercial linkage fee
requirement for small and independent businesses. It is expected that the viability of small-scale retail
in particular will be challenging, so jurisdictions may choose to exempt smaller retail projects from
paying the fee or reduce the overall fee. For instance, San Rafael does not apply a commercial linkage
fee to developments 5,000 square feet and below, while Sonoma County exempts the first 2,000
square feet from its fee. Because many large “big-box” tenants occupy far more than 5,000 square
feet, this incentive would not apply to those types of businesses. Because the definition for “small
scale retail” may vary by jurisdiction, the Consultant Team recommends that each jurisdiction develop
its own appropriate threshold.
For hotel uses, the Consultant Team recommends that all jurisdictions adopt a commercial linkage fee
of $3 to $5 per square foot. This fee level would represent between 0.5 and 0.8 percent of
development costs for a select service hotel (Figure 26). Fees of $3 to $5 would increase in the cost
of development slightly in Corte Madera, San Rafael, and Unincorporated Marin County while keeping
them comparable with Mill Valley and the communities in Sonoma County that were reviewed for this
study. It is important to note that while jurisdictions may charge on the basis of number of rooms rather
that square feet, charging the fee by square foot advantages more efficient hotels with smaller room
sizes.
It is advised that the jurisdictions reexamine the potential for raising the fees once the commercial
real estate market recovers and development activity picks up. This study provides the economic
analysis for higher fees, so that a new study would not be needed if this were to occur in the next five
years.
Other Policy Considerations
This section briefly addresses other considerations for adopting or updating a commercial linkage fee,
including establishing equivalencies for payment of the fee, and an approach to updating the fees.
EQUIVALENCIES TO PAYMENT OF FEES
It is recommended that jurisdictions establish a process for developers to make an in-kind contribution
to affordable housing in lieu of paying a commercial linkage fee. Some examples of alternative
mitigation include land dedication, providing on-site affordable units, or providing off-site affordable
units. Typically, developers would need to demonstrate that the value of these contributions would be
in excess or equal to the value of the commercial linkage fee requirement. In such instances,
jurisdictions will want to have an established process in place for financially evaluating these proposals
as a substitute for paying the fee to create predictability and consistency for development projects.
UPDATING THE FEES
Similar to any impact fee, it will be necessary to adjust the commercial linkage impact fee on an annual
basis. Adjustments are also needed due to possible changes in the affordability gaps. A simple
Marin Commercial Linkage Fee Study 39
approach to annual adjustments is to use an index. The Consultant Team recommends using either
the construction cost index (localized to the San Francisco Bay Area region), such as the one published
by the Engineering News-Record, or the shelter component of the Consumer Price Index (CPI),
whichever is higher.
VI. UNIFIED FEE PROPOPAL AND FULFILLING STATE
REQUIREMENTS FOR ADOPTION
Strategic Economics collaborated with staff from the seven jurisdictions to develop a unified fee
proposal that will be considered for adoption by each of the jurisdictions. Based on these
conversations and the guideline recommendations in the previous section, this section outlines the
commercial linkage fee schedule that has been proposed by the jurisdictions. It also provides further
analysis on the fee proposal in order to meet state requirements for implementation. For four of the
seven jurisdictions, this will be a new fee program. For the other three jurisdictions, the fees will
represent an update to an existing commercial linkage fee program in that jurisdiction.
In 2021, the California legislature imposed new requirements (Assembly Bill 602 [2021-2022]) on
impact fee nexus studies adopted by local governments after July 1, 2022. The legislation applies to
this study in relation to any new commercial linkage fees to be implemented in the seven jurisdictions.
Among other provisions, AB 602 requires the adopted nexus study to provide a justification for new
impact fees for affordable housing should they seek a higher “level of service” for the community. The
legislation also asks for a review of any current fee programs.
Considering the proposal put forth by the jurisdictions, this report section first includes an overview of
the fees in comparison to the linkage fees currently in place in some of the jurisdictions. Based on the
unified fee proposal, Strategic Economics estimated the potential affordable housing revenues that
could be raised over a five year period. (Although the fee proposal is designed to apply the same fee
levels across all seven jurisdictions, the adopted fees in any specific jurisdiction may ultimately deviate
from the unified schedule, which would affect the generated revenues.) As required by AB 602,
Strategic Economics also summarized the revenues collected from each of the three existing fee
programs and provided a justification for the new level of service advanced by the new fee program.
Finally, the section concludes with a discussion of the purpose of these fees and the role of new
commercial development to contribute to funding affordable housing in Marin County.
Current and Proposed Commercial Linkage Fees
AB 602 includes the provision: “[i]f a nexus study supports the increase of an existing fee, the local
agency shall review the assumptions of the nexus study supporting the original fee and evaluate the
amount of fees collected under the original fee.” (Government Code § 66016.5). Below is a summary
of the fee programs in place (in the jurisdictions that have them) and a discussion of the changes that
would occur if the unified fee proposal were adopted.
The current and proposed commercial linkage fee programs are summarized in Figure 27. Three of
the jurisdictions (Corte Madera, San Rafael, and the Unincorporated County) currently charge linkage
fees on various types of nonresidential development. The fee programs each were proposed and
adopted independently in the early 2000’s and tend to have disparate definitions for grouping
Marin Commercial Linkage Fee Study 40
nonresidential development into categories for the application of a fee. Currently Marin County charges
a hotel impact fee based on the number of rooms, rather than on a square foot basis;15 in Figure 27,
Strategic Economics converted this number to a typical fee per square foot using a gross average room
size assumption.
Strategic Economics and the jurisdictions made every best effort to collect data on fee revenues since
each program’s inception. In Marin County and Corte Madera, where the full history of fee revenues
was not available, revenues collections are reported for those jurisdictions from the earliest dates data
could be obtained. As shown in Figures 27 and 28:
• Corte Madera has collected $381,516 since April 2018 (an average of $84,781 annually);
• San Rafael has collected $2,556,106 since 2005 ($144,006 annually); and
• Unincorporated County has collected $38,680 since 2019 ($10,315 annually)
The higher rates of revenue generation in San Rafael and Corte Madera reflect their higher levels of
commercial development as retail and office job centers, as compared with Unincorporated Marin
County, which is largely suburban and rural.
The unified fee proposal is also shown in Figure 27. The proposed fee levels are $10.00 per square
foot for office, medical office, and R&D uses; $8.00 or $10.000 per square foot retail development,
depending on the size of the development; and $5.00 per square foot for hotel development. The
jurisdictions are proposing a smaller fee level on retail developments up to 2,500 square feet to help
lessen the burden of the fee on smaller, locally owned businesses.
In the other three jurisdictions that currently have fee programs, the proposed fees generally represent
an increase from current levels. (For example, the fee for office development in Corte Madera would
increase from $4.79 per square foot to $10.00 per square foot; while the fee for R&D development
would increase from $3.20 per square foot to $10.00 per square foot.) The single exception to the fee
increases is office and R&D development in San Rafael, which would experience a slight decrease
from $10.32 per square foot to $10.00 per square foot.
15 A provision in AB 602 discourages jurisdictions from assessing impact fees on any basis other than square feet of floor area. All fees
proposed in the unified fee schedule are based on this standard.
Marin Commercial Linkage Fee Study 41
FIGURE 27: SUMMARY OF CURRENT COMMERCIAL LINKAGE FEES AND THE UNIFIED PROPOSED FEE LEVELS FOR ALL
SEVEN JURISDICTIONS
Jurisdiction
Program
Effective
Since
Current Fee Levels (per
equivalent square foot)[a]
Revenues
Collected
Unified Fee Proposal
(per square foot)
Corte Madera 2001
Office: $4.79
R&D: $3.20
Retail: $8.38
Restaurant: $4.39
Hotel: $1.20
$381,516 since
April 2018
Office/Medical Office/
R&D: $10.00
Retail/Restaurants/
Services:
- $8.00 (up to
2,500 square feet)
- $10.00 (more
than 2,500 square
feet)
Hotel: $5.00
Fairfax no current policy
Larkspur no current policy
San Anselmo no current policy
San Rafael 2005
Office/R&D: $10.32
Retail/Restaurant/
Services: $7.74
Hotel: $2.58
See Note [b], below.
$2,556,106
since inception
Sausalito no current policy
Unincorporated
Marin County 2003
Office/R&D: $7.19
Retail/Restaurant/
Services: $5.40
Hotel: $2.84 [c]
$38,680 since
2019
[a] In some jurisdictions, linkage fees may exist for other land uses outside the scope of this study. Only the relevant fees are shown.
[b] San Rafael’s fees are defined as a percentage of the inclusionary in-lieu fee.
[c] Marin County’s fee $1,745 per room. This figure was converted to a value per square foot assuming a hotel development will average
615 square feet of gross building area per room.
Sources: Town of Corte Madera, 2022; City of San Rafael, 2022; County of Marin, 2022; Strategic Economics, 2022.
Marin Commercial Linkage Fee Study 42
FIGURE 28: AVERAGE ANNUAL COMMERCIAL LINKAGE FEE REVENUES BY JURISDICTION HAVING A FEE PROGRAM
CURRENTLY IN PLACE
Sources: Town of Corte Madera, 2022; City of San Rafael, 2022; County of Marin, 2022; Strategic Economics, 2022.
Potential Fee Revenues under the Unified Fee Program
Figure 29 shows the potential fees that could be generated, along with the potential affordable housing
funding that could be leveraged, over a five year period if the fee levels recommended above were
adopted. Based on the past pace of new development and the development pipeline, the Consultant
Team established very approximate numbers for the volume of development that could take place
over a five year period once commercial real estate markets recover from the pandemic.16 Potential
fee revenues are on the order of $2.6 million across all jurisdictions. If every dollar in local
contributions to affordable housing were able to attract three dollars from other funding sources,
approximately $10 million in affordable housing funds could be generated or leveraged through the
recommended commercial linkage fees. This three to one leveraging assumption is based on a recent
study that found that local contributions for affordable housing projects in the Bay Area accounted for
23 percent of total project costs on average.17 Note that in Marin County, the leveraging ratio may be
higher because local jurisdictions tend to have more limited funding for affordable housing.
16 The development estimates in Figure 29 are illustrative of past trends and the development pipeline and do not represent a formal
demand estimate.
17 This leveraging ratio will be updated as new information is available. See SPUR, “Housing as Infrastructure,” April 2021,
https://www.spur.org/sites/default/files/2021-04/SPUR_Housing_as_Infrastructure_0.pdf.
$84,781
$144,006
$10,315
Corte Madera San Rafael Unincorporated Marin County
Marin Commercial Linkage Fee Study 43
FIGURE 29: POTENTIAL FEE REVENUES AND AFFORDABLE HOUSING FUNDS LEVERAGED OVER A FIVE YEAR PERIOD
Land Use
Unified Fee
Proposal
Potential Development
Areawide over Five Years [a]
Potential
Commercial
Linkage Fee
Revenues
Office / Medical Office / R&D $10 /sf 100,000 sf $1,000,000
Retail /Restaurants /Services
$8 /sf
(up to 2,500
square feet)
$10 /sf
(more than 2,500
square feet)
35,000 sf $315,000 [b]
Hotel $5 /sf 250,000 sf
(400 rooms) $1,250,000
Subtotal Commercial Linkage Fee Local Revenues $2,565,000
Potential New Affordable Housing Funds Leveraged from Other Sources (3:1 ratio) [c] $7,695,000
Total Potential New Affordable Housing Funds $10,260,000
Notes:
(a) For office/medical office/R&D and retail/restaurants/services, the development estimates are drawn from the pace of new
development between 2011 and 2020. For hotel, the Consultant Team reviewed planned and proposed projects and estimated 400
rooms at approximately 615 square feet of gross building area per room.
(b) Assumes half of new retail/restaurants/services developments are 2,500 square feet or less and half of new developments are more
than 2,500 square feet.
(c) Assumes that every dollar in local revenues leverages another three dollars in other subsidies, including tax credit equity, federal
sources, state sources, and other funds. Actual leveraging will vary by project.
Sources: Costar, 2011-2020; Participating Jurisdictions, 2020; Strategic Economics and Vernazza Wolfe Associates, 2021.
Justification for New Fee Levels
AB 602 requires the nexus study for a new fee to “identify the existing level of service for each public
facility, identify the proposed new level of service, and include an explanation of why the new level of
service is appropriate” (Government Code § 66016.5).
In this study, Strategic Economics defined level of service as the ratio of deed-restricted, “family”
affordable units within a jurisdiction to the number of worker households associated with employment
in that jurisdiction (see below).
Marin Commercial Linkage Fee Study 44
𝐿𝐿𝐿𝐿𝐿𝐿𝐿𝐿𝐿𝐿 𝑜𝑜𝑜𝑜 𝑆𝑆𝐿𝐿𝑆𝑆𝐿𝐿𝑆𝑆𝑆𝑆𝐿𝐿= 𝑜𝑜𝑓𝑓𝑚𝑚𝑆𝑆𝐿𝐿𝑖𝑖 𝑓𝑓𝑜𝑜𝑜𝑜𝑜𝑜𝑆𝑆𝑎𝑎𝑓𝑓𝑎𝑎𝐿𝐿𝐿𝐿 𝑢𝑢𝑢𝑢𝑆𝑆𝑢𝑢𝑢𝑢𝑤𝑤𝑜𝑜𝑆𝑆𝑤𝑤𝐿𝐿𝑆𝑆 ℎ𝑜𝑜𝑢𝑢𝑢𝑢𝐿𝐿ℎ𝑜𝑜𝐿𝐿𝑎𝑎𝑢𝑢=𝑜𝑜𝑓𝑓𝑚𝑚𝑆𝑆𝐿𝐿𝑖𝑖 𝑓𝑓𝑜𝑜𝑜𝑜𝑜𝑜𝑆𝑆𝑎𝑎𝑓𝑓𝑎𝑎𝐿𝐿𝐿𝐿 𝑢𝑢𝑢𝑢𝑆𝑆𝑢𝑢𝑢𝑢�𝑤𝑤𝑜𝑜𝑆𝑆𝑤𝑤𝐿𝐿𝑆𝑆𝑢𝑢𝑓𝑓𝐿𝐿𝑎𝑎.𝑤𝑤𝑜𝑜𝑆𝑆𝑤𝑤𝐿𝐿𝑆𝑆𝑢𝑢 𝑝𝑝𝐿𝐿𝑆𝑆 ℎ𝑜𝑜𝑢𝑢𝑢𝑢𝐿𝐿ℎ𝑜𝑜𝐿𝐿𝑎𝑎 𝑆𝑆𝑢𝑢 𝑀𝑀𝑓𝑓𝑆𝑆𝑆𝑆𝑢𝑢 𝐶𝐶𝑢𝑢𝑖𝑖.�
Only family affordable units were counted because the workers associated with new commercial
development are most likely to be family households, rather than, for example, seniors or disabled
people applying for subsidized housing. This number was then compared to worker households
because households is the standard unit of demand for housing. The number of worker households is
estimated as the total employment in the jurisdiction divided by the average number of workers per
household in Marin County. As mentioned in the first section of this report, the average workers per
household in Marin County is 1.60.
Strategic Economics calculated the current level of service for family affordable housing for the seven
jurisdictions as shown in Figure 30. The level of service over all jurisdictions is 0.035, ranging from
0.011 in Sausalito and San Anselmo, to 0.057 in the Unincorporated County. Larger communities such
as San Rafael, Corte Madera, and Larkspur, which have had a more comprehensive set of affordable
housing tools, generally have a higher proportion of family affordable housing than the smaller
communities that are exploring inclusionary and commercial linkage fee programs for the first time.
FIGURE 30: FAMILY AFFORDABLE HOUSING, EMPLOYMENT, EMPLOYEE HOUSEHOLDS, AND CURRENT LEVEL OF
SERVICE FOR THE SEVEN JURISDICTIONS
Jurisdiction
Deed-restricted
Family
Affordable
Housing [a]
Total
Employment [b]
Total Worker
Households
[c] = [b] /
1.60
Level of
Service =
[a] / [c]
Corte Madera
130
6,482
4,051
0.032
Fairfax
29
1,806
1,129
0.026
Larkspur
150
6,730
4,206
0.036
San Anselmo
21
3,113
1,946
0.011
San Rafael
780
39,218
24,511
0.032
Sausalito
38
5,627
3,517
0.011
Unincorporated County
561
15,695
9,809
0.057
Total All Seven Jurisdictions 1,709 78,671 49,169 0.035
Sources: [a] Family affordable housing developments supplied by the County of Marin, 2022; Inclusionary affordable units from Marin
Housing Authority, 2022; [b] Employment data from U.S. Census Longitudinal Employer-Household Dynamics, 2019; Strategic Economics,
2022.
Next, Strategic Economics calculated the level of service associated with the current and proposed
commercial linkage fees, or the number of family affordable units that could be funded per worker
household created by new development. This calculation accounts for the employment created by new
development for each use, the fee revenues that would be generated, and the affordability gap for
Marin Commercial Linkage Fee Study 45
each use that would need to be filled with the fee revenues. Figure 31 shows a comparison of the level
of service metrics for each jurisdiction and for the current and proposed fee programs.
As mentioned earlier, the fees would increase above their current level in nearly all cases and,
therefore, would represent an increase in the level of service above any current fee program (or, in the
case of four jurisdictions, no current fee program). This increase in level of service is justified for the
following reasons:
• Areawide, the level of service associated with the proposed fee program is commensurate with
and, in some cases, even below the level of service already supplied by each jurisdiction’s
current inventory of family affordable housing. Figure 32 shows a comparison of the current
level of service aggregated across all seven jurisdictions with the level of service that would
accompany each of the proposed fees. The areawide level of service is 0.035 while the fees
have a level of service ranging from 0.013 to 0.030. Further, the proposed fee levels are not
placing an undue burden on nonresidential development because they represent only a small
fraction of the development’s full impact on housing demand.
• The cost of housing development, including affordable housing, has increased significantly
since the inception of the current fee programs. Higher fees are needed to cover these
escalating costs. For example, while the unincorporated County is considering raising its fees
by between 39 percent (for office, medical office, and R&D uses) and 76 percent (hotel), the
affordability gap has increased significantly more since the nexus study was performed for the
current fee program in 2002. As shown in Figure 33, the affordability gap has increased by
283 percent for Very Low Income households, 371 percent for Low Income households, and
936 percent for Moderate Income households.
• State mandates will require a rapid acceleration in the production of family affordable housing
in Marin County. The Regional Housing Needs Allocation (RHNA) for Moderate, Low, and Very
Low Income households will increase significantly for the upcoming RHNA cycle. Area-wide, the
allocations add up to a more than six-fold increase over the last cycle (see Figure 34), while
the allocations by jurisdiction have been tied more directly to projected job growth than in past
RHNA cycles. A substantial contribution from nonresidential developers is needed to help meet
these goals.
In summary, the fee program as proposed by the jurisdictions will accomplish two objectives. First, the
unified fee proposal will level the playing field for developers, ensuring they are charged the same fee
across all jurisdictions. Secondly, the fee levels are set such that the revenue is sufficient to support
new affordable housing development in cities that are expected to experience continued job growth
over the next RHNA cycle. Most commercial development and accompanying job growth is expected
to occur in San Rafael, and to a lesser extent in Larkspur and Corte Madera.
Marin Commercial Linkage Fee Study 46
FIGURE 31: LEVEL OF SERVICE COMPARISON JURISDICTION-WIDE AND FOR THE CURRENT AND PROPOSED COMMERCIAL LINKAGE FEES
Level of Service - Office Fees Level of Service - Retail Fees Level of Service - Hotel
Fees
Jurisdiction
Total Current
Level of Service
Jurisdiction-
wide Current Proposed Current
Proposed <
2,500 sf)
Proposed >
2,500 sf Current Proposed
Corte Madera
0.032
0.012
0.030
0.011
0.013
0.017
0.004
0.019
Fairfax
0.026
-
0.030
-
0.013
0.017
-
0.019
Larkspur
0.036
-
0.030
-
0.013
0.017
-
0.019
San Anselmo
0.011
-
0.030
-
0.013
0.017
-
0.019
San Rafael
0.032
0.031
0.030
0.013
0.013
0.017
0.010
0.019
Sausalito
0.011
-
0.030
-
0.013
0.017
-
0.019
Unincorporated
County
0.057
0.022
0.030
0.009
0.013
0.017
0.011
0.019
Source: Strategic Economics, 2022.
Marin Commercial Linkage Fee Study 47
FIGURE 32: CURRENT LEVEL OF SERVICE ACROSS ALL JURISDICTIONS AND LEVEL OF SERVICE OF PROPOSED FEES
Source: Strategic Economics, 2022.
FIGURE 33: AFFORDABILITY GAP IN MARIN COUNTY FOR VERY LOW, LOW, AND MODERATE INCOME HOUSEHOLDS,
2002 AND 2020
Source: David Paul Rosen and Associates, 2002; Strategic Economics, 2020.
0.035
0.030
0.013
0.017 0.019
Current Level of
Service Areawide
Proposed Fee Level
of Service (Office)
Proposed Fee Level
of Service (Retail <
8000 sf)
Proposed Fee Level
of Service (Retail >
8000 sf)
Proposed Fee Level
of Service (Hotel)
$127,700
$82,600
$19,200
$489,529
$389,320
$198,925
Very Low Income Low Income Moderate Income
2002 2020
Marin Commercial Linkage Fee Study 48
FIGURE 34: REGIONAL HOUSING NEED ALLOCATIONS FOR VERY LOW, LOW, AND MODERATE INCOME HOUSEHOLDS,
FIFTH AND SIXTH CYCLES
Source: Department of Housing and Community Development, 2022; Strategic Economics, 2022.
0
500
1000
1500
2000
2500
5th Cycle (2015-2023)6th Cycle (2023-2031)
Marin Commercial Linkage Fee Study 49
Data Tables: Occupational Wage by Land Use Prototype
Figures 35-37 provide the full detail of the occupations associated with each land use, and their
respective average wages. As a part of Step 4, this data is used to calculate the weighted average
wage for each land use prototype (Figure 7).
Marin Commercial Linkage Fee Study 50
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
11-0000 Management Occupations
11-1021 General and Operations Managers $155,850 2.404%
11-3021 Computer and Information Systems Managers $201,960 1.131%
11-3031 Financial Managers $182,190 1.016%
11-9198
Personal Service Managers, All Other; Entertainment
and Recreation Managers, Except Gambling; and
Managers, All Other $168,900 0.594%
11-2021 Marketing Managers $181,720 0.585%
11-9111 Medical and Health Services Managers $142,760 0.507%
11-2022 Sales Managers $159,720 0.504%
11-3010 Administrative Services and Facilities Managers $132,020 0.365%
11-3121 Human Resources Managers $163,810 0.295%
11-1011 Chief Executives $236,060 0.288%
11-9041 Architectural and Engineering Managers $186,500 0.270%
11-3061 Purchasing Managers $154,870 0.117%
11-2030 Public Relations and Fundraising Managers $142,950 0.104%
11-3071 Transportation, Storage, and Distribution Managers $123,910 0.098%
11-9151 Social and Community Service Managers $73,210 0.087%
11-9021 Construction Managers $134,880 0.082%
11-3051 Industrial Production Managers $140,910 0.082%
11-9051 Food Service Managers $63,460 0.074%
11-3131 Training and Development Managers $152,380 0.072%
11-9121 Natural Sciences Managers $208,910 0.067%
11-9141
Property, Real Estate, and Community Association
Managers $92,930 0.061%
11-3111 Compensation and Benefits Managers $170,770 0.041%
11-2011 Advertising and Promotions Managers $175,210 0.040%
11-9039 Education Administrators, All Other $92,160 0.010%
11-9031
Education and Childcare Administrators, Preschool
and Daycare $70,080 0.008%
11-9081 Lodging Managers $104,250 0.006%
11-9032
Education Administrators, Kindergarten through
Secondary $129,070 0.004%
11-9033 Education Administrators, Postsecondary $130,980 0.003%
11-9161 Emergency Management Directors $132,440 0.003%
11-9013 Farmers, Ranchers, and Other Agricultural Managers n/a 0.002%
11-9071 Gambling Managers $125,300 0.001%
Weighted Mean Annual Wage $166,968 8.921%
Marin Commercial Linkage Fee Study 51
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
13-0000 Business and Financial Operations Occupations
13-2011 Accountants and Auditors $93,590 2.418%
13-1111 Management Analysts $113,750 1.667%
13-1198
Project Management Specialists and Business
Operations Specialists, All Other $93,010 1.648%
13-1161
Market Research Analysts and Marketing
Specialists $91,350 1.294%
13-1071 Human Resources Specialists $89,820 1.023%
13-2098
Financial and Investment Analysts, Financial Risk
Specialists, and Financial Specialists, All Other $119,100 0.681%
13-1020 Buyers and Purchasing Agents $79,040 0.459%
13-1151 Training and Development Specialists $83,550 0.410%
13-1041 Compliance Officers $92,960 0.299%
13-1081 Logisticians $82,010 0.269%
13-1031 Claims Adjusters, Examiners, and Investigators $88,480 0.221%
13-2082 Tax Preparers $72,280 0.210%
13-2072 Loan Officers $84,940 0.184%
13-1141
Compensation, Benefits, and Job Analysis
Specialists $83,230 0.174%
13-1121 Meeting, Convention, and Event Planners $67,530 0.102%
13-2053 Insurance Underwriters $97,260 0.090%
13-2041 Credit Analysts $109,330 0.087%
13-1051 Cost Estimators $98,960 0.082%
13-2052 Personal Financial Advisors $157,720 0.062%
13-1131 Fundraisers $77,450 0.060%
13-2061 Financial Examiners $124,720 0.057%
13-1075 Labor Relations Specialists $86,370 0.057%
13-2031 Budget Analysts $93,800 0.051%
13-2071 Credit Counselors $53,010 0.028%
13-2020 Property Appraisers and Assessors $98,450 0.013%
13-1032 Insurance Appraisers, Auto Damage $72,630 0.009%
13-1011
Agents and Business Managers of Artists,
Performers, and Athletes $83,260 0.003%
Weighted Mean Annual Wage $95,541 11.657%
15-0000 Computer and Mathematical Occupations
15-1256
Software Developers and Software Quality
Assurance Analysts and Testers $145,250 4.036%
15-1211 Computer Systems Analysts $121,300 1.649%
15-1232 Computer User Support Specialists $75,640 1.418%
15-1299 Computer Occupations, All Other $120,370 0.860%
15-1244 Network and Computer Systems Administrators $104,370 0.745%
15-1251 Computer Programmers $116,400 0.597%
Marin Commercial Linkage Fee Study 52
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
15-1241 Computer Network Architects $137,720 0.405%
15-1231 Computer Network Support Specialists $85,990 0.367%
15-1212 Information Security Analysts $122,570 0.353%
15-1257 Web Developers and Digital Interface Designers $110,790 0.338%
15-1245 Database Administrators and Architects $107,930 0.266%
15-2031 Operations Research Analysts $116,910 0.199%
15-2098
Data Scientists and Mathematical Science
Occupations, All Other $140,080 0.079%
15-2041 Statisticians $125,970 0.062%
15-1221 Computer and Information Research Scientists $142,150 0.060%
15-2011 Actuaries $116,500 0.036%
Weighted Mean Annual Wage $121,679 11.473%
17-0000 Architecture and Engineering Occupations
17-2051 Civil Engineers $120,110 0.466%
17-2141 Mechanical Engineers $123,270 0.313%
17-2071 Electrical Engineers $120,990 0.234%
17-1011 Architects, Except Landscape and Naval $103,530 0.228%
17-2112 Industrial Engineers $113,920 0.210%
17-3011 Architectural and Civil Drafters $67,050 0.190%
17-2199 Engineers, All Other $113,050 0.181%
17-2061 Computer Hardware Engineers $134,000 0.137%
17-2072 Electronics Engineers, Except Computer $112,800 0.110%
17-3023
Electrical and Electronic Engineering
Technologists and Technicians $67,200 0.108%
17-2081 Environmental Engineers $112,830 0.100%
17-3031 Surveying and Mapping Technicians $76,380 0.092%
17-3022 Civil Engineering Technologists and Technicians $75,160 0.086%
17-3098
Calibration Technologists and Technicians and
Engineering Technologists and Technicians,
Except Drafters, All Other $75,070 0.086%
17-1022 Surveyors $88,860 0.085%
17-1012 Landscape Architects $94,750 0.064%
17-2011 Aerospace Engineers $135,230 0.054%
17-3013 Mechanical Drafters $71,180 0.047%
17-3027
Mechanical Engineering Technologists and
Technicians $61,100 0.046%
17-3025
Environmental Engineering Technologists and
Technicians $60,630 0.033%
17-3026
Industrial Engineering Technologists and
Technicians $61,050 0.028%
17-3012 Electrical and Electronics Drafters $65,810 0.028%
17-2041 Chemical Engineers $106,430 0.024%
Marin Commercial Linkage Fee Study 53
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
17-2111
Health and Safety Engineers, Except Mining
Safety Engineers and Inspectors $114,800 0.024%
17-2131 Materials Engineers $104,560 0.021%
17-1021 Cartographers and Photogrammetrists $105,970 0.014%
17-3019 Drafters, All Other $73,450 0.014%
17-2031 Bioengineers and Biomedical Engineers $119,000 0.013%
17-2121 Marine Engineers and Naval Architects $136,480 0.010%
17-3024
Electro-Mechanical and Mechatronics
Technologists and Technicians $61,190 0.008%
17-2151
Mining and Geological Engineers, Including
Mining Safety Engineers $132,720 0.008%
Weighted Mean Annual Wage $101,626 3.146%
19-0000 Life, Physical, and Social Science Occupations
19-2041
Environmental Scientists and Specialists,
Including Health $109,180 0.149%
19-1042 Medical Scientists, Except Epidemiologists $120,470 0.095%
19-3031 Clinical, Counseling, and School Psychologists $110,070 0.091%
19-5011 Occupational Health and Safety Specialists $108,230 0.072%
19-4042
Environmental Science and Protection
Technicians, Including Health $58,010 0.060%
19-4099
Life, Physical, and Social Science Technicians, All
Other $61,390 0.055%
19-4031 Chemical Technicians $55,980 0.054%
19-4021 Biological Technicians $60,040 0.042%
19-1021 Biochemists and Biophysicists $124,400 0.033%
19-1029 Biological Scientists, All Other $108,200 0.030%
19-4061 Social Science Research Assistants $54,210 0.024%
19-3011 Economists $133,180 0.024%
19-5012 Occupational Health and Safety Technicians $62,820 0.017%
19-1013 Soil and Plant Scientists $77,070 0.017%
19-3051 Urban and Regional Planners $105,370 0.016%
19-4010 Agricultural and Food Science Technicians $46,060 0.015%
19-1012 Food Scientists and Technologists $90,860 0.015%
19-2012 Physicists $134,500 0.014%
19-3091 Anthropologists and Archeologists $69,480 0.013%
19-3022 Survey Researchers $89,020 0.013%
19-1022 Microbiologists $104,580 0.013%
19-3099 Social Scientists and Related Workers, All Other $90,120 0.012%
19-1023 Zoologists and Wildlife Biologists $75,320 0.012%
19-2099 Physical Scientists, All Other $127,650 0.010%
19-2043 Hydrologists $108,850 0.010%
19-2021 Atmospheric and Space Scientists $114,370 0.009%
Marin Commercial Linkage Fee Study 54
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
19-1031 Conservation Scientists $83,700 0.009%
19-2032 Materials Scientists $119,470 0.008%
19-3039 Psychologists, All Other $106,870 0.007%
19-1032 Foresters $93,760 0.004%
19-4071 Forest and Conservation Technicians $47,410 0.003%
19-1041 Epidemiologists $107,760 0.002%
19-3041 Sociologists $101,420 0.001%
19-4092 Forensic Science Technicians $103,940 0.001%
Weighted Mean Annual Wage $81,448 1.104%
21-0000 Community and Social Service Occupations
21-1018
Substance Abuse, Behavioral Disorder, and
Mental Health Counselors $60,290 0.449%
21-1093 Social and Human Service Assistants $48,800 0.222%
21-1023
Mental Health and Substance Abuse Social
Workers $77,630 0.181%
21-1022 Healthcare Social Workers $86,560 0.128%
21-1021 Child, Family, and School Social Workers $61,900 0.085%
21-1013 Marriage and Family Therapists $63,470 0.075%
21-1094 Community Health Workers $55,350 0.064%
21-1091 Health Education Specialists $72,560 0.059%
21-1099
Community and Social Service Specialists, All
Other $59,510 0.038%
21-1015 Rehabilitation Counselors $50,320 0.038%
21-1012
Educational, Guidance, and Career Counselors
and Advisors $78,220 0.027%
21-1019 Counselors, All Other $66,150 0.013%
21-1029 Social Workers, All Other $80,980 0.011%
21-2011 Clergy $72,730 0.007%
21-2021 Directors, Religious Activities and Education $67,180 0.003%
21-2099 Religious Workers, All Other $48,670 0.001%
Weighted Mean Annual Wage $64,024 1.403%
23-0000 Legal Occupations
23-1011 Lawyers $188,910 1.158%
23-2011 Paralegals and Legal Assistants $71,360 0.662%
23-2093 Title Examiners, Abstractors, and Searchers $59,890 0.064%
23-2099 Legal Support Workers, All Other $61,510 0.035%
23-1022 Arbitrators, Mediators, and Conciliators $114,800 0.004%
Weighted Mean Annual Wage $141,697 1.923%
25-0000 Educational Instruction and Library Occupations
Marin Commercial Linkage Fee Study 55
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
25-3031 Substitute Teachers, Short-Term $42,940 0.079%
25-9045 Teaching Assistants, Except Postsecondary $39,730 0.046%
25-9031 Instructional Coordinators $77,090 0.041%
25-3021 Self-Enrichment Teachers $53,730 0.038%
25-3097 Tutors and Teachers and Instructors, All Other $50,800 0.030%
25-2011 Preschool Teachers, Except Special Education $45,050 0.024%
25-2059 Special Education Teachers, All Other $66,210 0.011%
25-4022 Librarians and Media Collections Specialists $89,390 0.010%
25-9099
Educational Instruction and Library Workers, All
Other $61,100 0.009%
25-1194
Career/Technical Education Teachers,
Postsecondary $87,990 0.007%
25-4031 Library Technicians $58,980 0.005%
25-3011
Adult Basic Education, Adult Secondary
Education, and English as a Second Language
Instructors $94,920 0.002%
25-2051 Special Education Teachers, Preschool $62,550 0.002%
25-1071 Health Specialties Teachers, Postsecondary $115,900 0.002%
25-4011 Archivists $81,730 0.001%
25-2058 Special Education Teachers, Secondary School $93,110 0.001%
25-2031
Secondary School Teachers, Except Special and
Career/Technical Education $93,350 0.001%
25-2052
Special Education Teachers, Kindergarten and
Elementary School $73,540 0.001%
25-9044 Teaching Assistants, Postsecondary $33,880 0.001%
25-2021
Elementary School Teachers, Except Special
Education $84,040 0.001%
Weighted Mean Annual Wage $54,651 0.318%
27-0000
Arts, Design, Entertainment, Sports, and Media
Occupations
27-3031 Public Relations Specialists $84,520 0.274%
27-1024 Graphic Designers $77,110 0.257%
27-3042 Technical Writers $102,500 0.109%
27-1026 Merchandise Displayers and Window Trimmers $38,480 0.102%
27-3041 Editors $86,530 0.091%
27-1025 Interior Designers $72,240 0.068%
27-1011 Art Directors $135,970 0.063%
27-3043 Writers and Authors $93,060 0.062%
27-4021 Photographers $61,530 0.056%
27-3091 Interpreters and Translators $78,250 0.055%
27-1014 Special Effects Artists and Animators $97,570 0.047%
27-2012 Producers and Directors $104,520 0.045%
Marin Commercial Linkage Fee Study 56
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
27-1021 Commercial and Industrial Designers $87,530 0.039%
27-1022 Fashion Designers $89,400 0.029%
27-4011 Audio and Video Technicians $64,140 0.026%
27-3023 News Analysts, Reporters, and Journalists $81,080 0.017%
27-1029 Designers, All Other $91,810 0.014%
27-2022 Coaches and Scouts $48,900 0.013%
27-3099 Media and Communication Workers, All Other $63,270 0.009%
27-4032 Film and Video Editors $83,100 0.007%
27-4031 Camera Operators, Television, Video, and Film $59,160 0.005%
27-1023 Floral Designers $39,920 0.005%
27-1013
Fine Artists, Including Painters, Sculptors, and
Illustrators $85,980 0.004%
27-4098
Lighting Technicians and Media and
Communication Equipment Workers, All Other $60,610 0.003%
27-2023 Umpires, Referees, and Other Sports Officials $38,360 0.003%
27-4014 Sound Engineering Technicians $70,470 0.002%
27-1027 Set and Exhibit Designers $60,530 0.002%
27-1019 Artists and Related Workers, All Other $93,840 0.001%
27-1012 Craft Artists $59,460 0.001%
27-4012 Broadcast Technicians $57,390 0.001%
Weighted Mean Annual Wage $81,665 1.421%
29-0000
Healthcare Practitioners and Technical
Occupations
29-1141 Registered Nurses $138,000 1.900%
29-1228
Physicians, All Other; and Ophthalmologists,
Except Pediatric $173,990 0.831%
29-1292 Dental Hygienists $113,940 0.701%
29-2098
Medical Dosimetrists, Medical Records
Specialists, and Health Technologists and
Technicians, All Other $58,370 0.682%
29-2061
Licensed Practical and Licensed Vocational
Nurses $69,490 0.592%
29-1171 Nurse Practitioners $157,150 0.510%
29-1021 Dentists, General $169,730 0.349%
29-1215 Family Medicine Physicians $213,960 0.343%
29-1071 Physician Assistants $126,810 0.330%
29-2034 Radiologic Technologists and Technicians $103,670 0.253%
29-2010 Clinical Laboratory Technologists and Technicians $65,210 0.216%
29-1123 Physical Therapists $102,470 0.211%
29-2057 Ophthalmic Medical Technicians $52,660 0.173%
29-2056 Veterinary Technologists and Technicians $46,670 0.155%
29-2055 Surgical Technologists $72,790 0.119%
Marin Commercial Linkage Fee Study 57
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
29-1216 General Internal Medicine Physicians $227,810 0.116%
29-1248 Surgeons, Except Ophthalmologists $256,870 0.108%
29-1151 Nurse Anesthetists $254,860 0.105%
29-1131 Veterinarians $113,930 0.104%
29-1221 Pediatricians, General $213,530 0.093%
29-1051 Pharmacists $148,390 0.093%
29-2052 Pharmacy Technicians $51,090 0.092%
29-1122 Occupational Therapists $103,740 0.086%
29-2081 Opticians, Dispensing $50,840 0.082%
29-2032 Diagnostic Medical Sonographers $115,280 0.081%
29-1127 Speech-Language Pathologists $97,500 0.073%
29-1041 Optometrists $125,680 0.068%
29-1031 Dietitians and Nutritionists $87,890 0.065%
29-9098
Health Information Technologists, Medical
Registrars, Surgical Assistants, and Healthcare
Practitioners and Technical Workers, All Other $81,080 0.064%
29-1218 Obstetricians and Gynecologists $223,430 0.059%
29-1223 Psychiatrists $257,150 0.055%
29-1011 Chiropractors $79,240 0.052%
29-2053 Psychiatric Technicians $54,930 0.044%
29-2031 Cardiovascular Technologists and Technicians $75,720 0.037%
29-2035 Magnetic Resonance Imaging Technologists $104,870 0.029%
29-2040 Emergency Medical Technicians and Paramedics $54,180 0.028%
29-1298
Acupuncturists and Healthcare Diagnosing or
Treating Practitioners, All Other $76,670 0.028%
29-1126 Respiratory Therapists $97,950 0.027%
29-1124 Radiation Therapists $142,300 0.025%
29-1181 Audiologists $102,560 0.023%
29-9091 Athletic Trainers $60,150 0.022%
29-1161 Nurse Midwives $156,450 0.018%
29-1081 Podiatrists $132,380 0.016%
29-2033 Nuclear Medicine Technologists $124,660 0.014%
29-1129 Therapists, All Other $62,790 0.011%
29-2091 Orthotists and Prosthetists $81,090 0.007%
29-1125 Recreational Therapists $74,200 0.005%
29-2051 Dietetic Technicians $39,770 0.004%
29-2092 Hearing Aid Specialists $66,050 0.004%
29-9092 Genetic Counselors $108,000 0.002%
Weighted Mean Annual Wage $124,379 9.259%
31-0000 Healthcare Support Occupations
Marin Commercial Linkage Fee Study 58
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
31-9092 Medical Assistants $48,920 2.108%
31-9091 Dental Assistants $51,510 1.095%
31-1120 Home Health and Personal Care Aides $30,320 0.255%
31-1131 Nursing Assistants $45,100 0.239%
31-9096
Veterinary Assistants and Laboratory Animal
Caretakers $36,590 0.134%
31-2021 Physical Therapist Assistants $63,110 0.095%
31-9094 Medical Transcriptionists $50,060 0.086%
31-9097 Phlebotomists $54,040 0.059%
31-2022 Physical Therapist Aides $35,520 0.059%
31-9011 Massage Therapists $50,560 0.052%
31-9093 Medical Equipment Preparers $60,670 0.047%
31-9099 Healthcare Support Workers, All Other $50,950 0.043%
31-2011 Occupational Therapy Assistants $73,400 0.037%
31-1133 Psychiatric Aides $30,930 0.015%
31-1132 Orderlies $44,730 0.011%
31-9095 Pharmacy Aides $46,430 0.010%
31-2012 Occupational Therapy Aides $47,740 0.007%
Weighted Mean Annual Wage $48,408 4.353%
33-0000 Protective Service Occupations
33-9032 Security Guards $38,580 1.039%
33-1090
Miscellaneous First-Line Supervisors, Protective
Service Workers $61,530 0.064%
33-9021 Private Detectives and Investigators $78,150 0.045%
33-9092
Lifeguards, Ski Patrol, and Other Recreational
Protective Service Workers $31,600 0.031%
33-9091 Crossing Guards and Flaggers $52,400 0.031%
33-2011 Firefighters $98,680 0.016%
33-9098
School Bus Monitors and Protective Service
Workers, All Other $49,650 0.016%
33-9011 Animal Control Workers $51,070 0.002%
33-1021
First-Line Supervisors of Firefighting and
Prevention Workers $166,930 0.002%
33-2021 Fire Inspectors and Investigators $119,380 0.001%
Weighted Mean Annual Wage $42,511 1.246%
35-0000
Food Preparation and Serving Related
Occupations
35-3011 Bartenders $37,310 0.068%
35-3031 Waiters and Waitresses $37,810 0.062%
35-3023 Fast Food and Counter Workers $31,610 0.057%
Marin Commercial Linkage Fee Study 59
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
35-1012
First-Line Supervisors of Food Preparation and
Serving Workers $44,560 0.052%
35-2021 Food Preparation Workers $31,820 0.030%
35-2014 Cooks, Restaurant $38,430 0.024%
35-2012 Cooks, Institution and Cafeteria $40,710 0.022%
35-9021 Dishwashers $31,680 0.017%
35-9011
Dining Room and Cafeteria Attendants and
Bartender Helpers $35,040 0.015%
35-1011 Chefs and Head Cooks $63,740 0.012%
35-3041 Food Servers, Nonrestaurant $35,200 0.009%
35-2015 Cooks, Short Order $34,460 0.003%
35-9031
Hosts and Hostesses, Restaurant, Lounge, and
Coffee Shop $34,520 0.002%
35-2011 Cooks, Fast Food $27,060 0.001%
35-9099
Food Preparation and Serving Related Workers,
All Other $31,250 0.001%
35-2019 Cooks, All Other $40,740 0.001%
Weighted Mean Annual Wage $37,675 0.377%
37-0000
Building and Grounds Cleaning and Maintenance
Occupations
37-2011
Janitors and Cleaners, Except Maids and
Housekeeping Cleaners $38,870 7.030%
37-3011 Landscaping and Groundskeeping Workers $43,940 4.364%
37-2012 Maids and Housekeeping Cleaners $41,430 0.880%
37-2021 Pest Control Workers $47,050 0.584%
37-1012
First-Line Supervisors of Landscaping, Lawn
Service, and Groundskeeping Workers $68,600 0.529%
37-1011
First-Line Supervisors of Housekeeping and
Janitorial Workers $53,550 0.431%
37-3013 Tree Trimmers and Pruners $49,440 0.316%
37-2019 Building Cleaning Workers, All Other $32,430 0.107%
37-3012
Pesticide Handlers, Sprayers, and Applicators,
Vegetation $79,020 0.097%
37-3019 Grounds Maintenance Workers, All Other $54,060 0.020%
Weighted Mean Annual Wage $42,914 14.358%
39-0000 Personal Care and Service Occupations
39-2021 Animal Caretakers $34,130 0.074%
39-9031 Exercise Trainers and Group Fitness Instructors $59,340 0.073%
39-9011 Childcare Workers $35,590 0.069%
39-9032 Recreation Workers $36,490 0.067%
39-1098
First-Line Supervisors of Personal Service and
Entertainment and Recreation Workers, Except
Gambling Services $54,240 0.031%
Marin Commercial Linkage Fee Study 60
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
39-5094 Skincare Specialists $37,640 0.028%
39-9041 Residential Advisors $42,720 0.018%
39-3091 Amusement and Recreation Attendants $29,650 0.015%
39-9098
Crematory Operators and Personal Care and
Service Workers, All Other $35,060 0.011%
39-7010 Tour and Travel Guides $42,380 0.009%
39-6011 Baggage Porters and Bellhops $33,390 0.008%
39-3031 Ushers, Lobby Attendants, and Ticket Takers $33,520 0.008%
39-6012 Concierges $44,060 0.006%
39-5012 Hairdressers, Hairstylists, and Cosmetologists $35,410 0.003%
39-3012 Gambling and Sports Book Writers and Runners $32,190 0.002%
39-3093
Locker Room, Coatroom, and Dressing Room
Attendants $41,030 0.001%
39-3019 Gambling Service Workers, All Other $35,260 0.001%
39-2011 Animal Trainers $42,320 0.001%
Weighted Mean Annual Wage $41,279 0.426%
41-0000 Sales and Related Occupations
41-3091
Sales Representatives of Services, Except
Advertising, Insurance, Financial Services, and
Travel $81,320 1.469%
41-3021 Insurance Sales Agents $109,960 0.419%
41-4012
Sales Representatives, Wholesale and
Manufacturing, Except Technical and Scientific
Products $81,830 0.379%
41-4011
Sales Representatives, Wholesale and
Manufacturing, Technical and Scientific Products $104,680 0.285%
41-2031 Retail Salespersons $34,810 0.171%
41-1012
First-Line Supervisors of Non-Retail Sales
Workers $77,590 0.162%
41-3031
Securities, Commodities, and Financial Services
Sales Agents $101,770 0.139%
41-3011 Advertising Sales Agents $92,720 0.122%
41-9031 Sales Engineers $125,730 0.099%
41-9011 Demonstrators and Product Promoters $36,560 0.078%
41-9041 Telemarketers $33,420 0.072%
41-1011 First-Line Supervisors of Retail Sales Workers $46,980 0.059%
41-2011 Cashiers $32,150 0.051%
41-3041 Travel Agents $53,520 0.046%
41-9022 Real Estate Sales Agents $71,070 0.037%
41-2021 Counter and Rental Clerks $40,320 0.022%
41-2022 Parts Salespersons $45,260 0.007%
41-2012 Gambling Change Persons and Booth Cashiers $32,010 0.000%
Weighted Mean Annual Wage $81,059 3.685%
Marin Commercial Linkage Fee Study 61
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
43-0000 Office and Administrative Support Occupations
43-4051 Customer Service Representatives $49,200 2.549%
43-9061 Office Clerks, General $46,920 2.493%
43-4171 Receptionists and Information Clerks $39,990 1.818%
43-3031 Bookkeeping, Accounting, and Auditing Clerks $54,980 1.729%
43-6014
Secretaries and Administrative Assistants, Except
Legal, Medical, and Executive $51,170 1.697%
43-1011
First-Line Supervisors of Office and
Administrative Support Workers $71,190 1.447%
43-6013
Medical Secretaries and Administrative
Assistants $49,140 1.382%
43-3021 Billing and Posting Clerks $50,120 0.988%
43-6011
Executive Secretaries and Executive
Administrative Assistants $82,480 0.628%
43-6012 Legal Secretaries and Administrative Assistants $69,990 0.332%
43-9041 Insurance Claims and Policy Processing Clerks $53,480 0.268%
43-5061 Production, Planning, and Expediting Clerks $63,180 0.262%
43-3011 Bill and Account Collectors $55,830 0.244%
43-3051 Payroll and Timekeeping Clerks $63,280 0.214%
43-4111 Interviewers, Except Eligibility and Loan $55,180 0.207%
43-9021 Data Entry Keyers $41,790 0.194%
43-5071 Shipping, Receiving, and Inventory Clerks $42,910 0.189%
43-4131 Loan Interviewers and Clerks $49,770 0.176%
43-4161
Human Resources Assistants, Except Payroll and
Timekeeping $53,370 0.148%
43-9199
Office and Administrative Support Workers, All
Other $45,160 0.146%
43-4071 File Clerks $41,240 0.135%
43-5032 Dispatchers, Except Police, Fire, and Ambulance $54,040 0.074%
43-4199 Information and Record Clerks, All Other $57,150 0.067%
43-9051
Mail Clerks and Mail Machine Operators, Except
Postal Service $39,020 0.061%
43-2011
Switchboard Operators, Including Answering
Service $49,560 0.056%
43-3071 Tellers $36,170 0.052%
43-3061 Procurement Clerks $50,680 0.049%
43-5021 Couriers and Messengers $42,320 0.047%
43-4151 Order Clerks $45,220 0.045%
43-9071 Office Machine Operators, Except Computer $35,990 0.038%
43-3099 Financial Clerks, All Other $47,510 0.032%
43-5011 Cargo and Freight Agents $50,610 0.030%
43-4041 Credit Authorizers, Checkers, and Clerks $47,330 0.026%
Marin Commercial Linkage Fee Study 62
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
43-5111
Weighers, Measurers, Checkers, and Samplers,
Recordkeeping $41,640 0.024%
43-4141 New Accounts Clerks $44,890 0.019%
43-9022 Word Processors and Typists $63,600 0.016%
43-4011 Brokerage Clerks $61,580 0.014%
43-4061 Eligibility Interviewers, Government Programs $68,450 0.010%
43-9111 Statistical Assistants $54,820 0.010%
43-9031 Desktop Publishers $64,290 0.008%
43-5041 Meter Readers, Utilities $76,620 0.008%
43-9081 Proofreaders and Copy Markers $51,200 0.007%
43-4081 Hotel, Motel, and Resort Desk Clerks $39,440 0.004%
43-2099 Communications Equipment Operators, All Other $65,500 0.004%
43-4031 Court, Municipal, and License Clerks $68,870 0.003%
43-2021 Telephone Operators $48,480 0.003%
43-4121 Library Assistants, Clerical $43,600 0.003%
Weighted Mean Annual Wage $52,314 17.996%
45-0000 Farming, Fishing, and Forestry Occupations
45-2092
Farmworkers and Laborers, Crop, Nursery, and
Greenhouse $37,430 0.023%
45-2093
Farmworkers, Farm, Ranch, and Aquacultural
Animals $35,610 0.006%
45-1011
First-Line Supervisors of Farming, Fishing, and
Forestry Workers $54,120 0.004%
45-2011 Agricultural Inspectors $71,880 0.002%
45-2091 Agricultural Equipment Operators $35,950 0.002%
45-2099 Agricultural Workers, All Other $40,440 0.002%
45-4011 Forest and Conservation Workers $28,010 0.001%
Weighted Mean Annual Wage $39,878 0.039%
47-0000 Construction and Extraction Occupations
47-2061 Construction Laborers $55,970 0.208%
47-4011 Construction and Building Inspectors $101,820 0.110%
47-2111 Electricians $100,400 0.068%
47-2031 Carpenters $71,490 0.051%
47-1011
First-Line Supervisors of Construction Trades and
Extraction Workers $99,580 0.048%
47-2152 Plumbers, Pipefitters, and Steamfitters $87,230 0.034%
47-2073
Operating Engineers and Other Construction
Equipment Operators $86,240 0.020%
47-2051 Cement Masons and Concrete Finishers $65,350 0.011%
47-2141 Painters, Construction and Maintenance $67,770 0.011%
47-2211 Sheet Metal Workers $68,510 0.008%
Marin Commercial Linkage Fee Study 63
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
47-4090 Miscellaneous Construction and Related Workers $63,360 0.007%
47-4041 Hazardous Materials Removal Workers $48,770 0.007%
47-5097
Earth Drillers, Except Oil and Gas; and Explosives
Workers, Ordnance Handling Experts, and
Blasters $64,130 0.006%
47-3019 Helpers, Construction Trades, All Other $36,580 0.003%
47-5022
Excavating and Loading Machine and Dragline
Operators, Surface Mining $91,850 0.003%
47-2181 Roofers $55,100 0.003%
47-2011 Boilermakers $86,630 0.002%
47-2071
Paving, Surfacing, and Tamping Equipment
Operators $63,960 0.001%
47-5081 Helpers--Extraction Workers $48,630 0.001%
47-5012 Rotary Drill Operators, Oil and Gas $112,770 0.001%
47-2221 Structural Iron and Steel Workers $75,630 0.001%
47-3012 Helpers--Carpenters $41,650 0.001%
47-2121 Glaziers $72,550 0.001%
47-2041 Carpet Installers $64,200 0.001%
47-2151 Pipelayers $68,280 0.001%
47-4051 Highway Maintenance Workers $63,210 0.001%
Weighted Mean Annual Wage $76,185 0.620%
49-0000
Installation, Maintenance, and Repair
Occupations
49-9071 Maintenance and Repair Workers, General $56,230 0.473%
49-9099
Installation, Maintenance, and Repair Workers,
All Other $55,210 0.152%
49-1011
First-Line Supervisors of Mechanics, Installers,
and Repairers $89,740 0.113%
49-2098 Security and Fire Alarm Systems Installers $50,410 0.063%
49-2011
Computer, Automated Teller, and Office Machine
Repairers $45,100 0.052%
49-2022
Telecommunications Equipment Installers and
Repairers, Except Line Installers $69,090 0.051%
49-9041 Industrial Machinery Mechanics $78,010 0.036%
49-3053
Outdoor Power Equipment and Other Small
Engine Mechanics $45,750 0.034%
49-3023 Automotive Service Technicians and Mechanics $58,630 0.031%
49-3031
Bus and Truck Mechanics and Diesel Engine
Specialists $68,840 0.027%
49-9052
Telecommunications Line Installers and
Repairers $64,390 0.024%
49-9062 Medical Equipment Repairers $69,330 0.022%
49-3042
Mobile Heavy Equipment Mechanics, Except
Engines $75,510 0.019%
Marin Commercial Linkage Fee Study 64
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
49-2094
Electrical and Electronics Repairers, Commercial
and Industrial Equipment $79,500 0.017%
49-9094 Locksmiths and Safe Repairers $63,770 0.016%
49-9098
Helpers--Installation, Maintenance, and Repair
Workers $37,740 0.015%
49-9021
Heating, Air Conditioning, and Refrigeration
Mechanics and Installers $76,480 0.013%
49-9043 Maintenance Workers, Machinery $63,090 0.011%
49-9051 Electrical Power-Line Installers and Repairers $111,740 0.007%
49-9044 Millwrights $82,700 0.007%
49-9012
Control and Valve Installers and Repairers,
Except Mechanical Door $63,770 0.006%
49-2097 Audiovisual Equipment Installers and Repairers $59,500 0.005%
49-3041
Farm Equipment Mechanics and Service
Technicians $42,060 0.005%
49-2091 Avionics Technicians $91,240 0.004%
49-9069
Precision Instrument and Equipment Repairers,
All Other $77,950 0.003%
49-3021 Automotive Body and Related Repairers $57,580 0.003%
49-9091
Coin, Vending, and Amusement Machine
Servicers and Repairers $43,550 0.002%
49-2093
Electrical and Electronics Installers and
Repairers, Transportation Equipment $75,530 0.001%
49-2021
Radio, Cellular, and Tower Equipment Installers
and Repairers $85,700 0.001%
49-9031 Home Appliance Repairers $53,820 0.001%
49-9096 Riggers $73,610 0.001%
49-3093 Tire Repairers and Changers $36,640 0.001%
49-9081 Wind Turbine Service Technicians $62,910 0.001%
49-2092 Electric Motor, Power Tool, and Related Repairers $55,250 0.001%
Weighted Mean Annual Wage $60,320 1.246%
51-0000 Production Occupations
51-2090 Miscellaneous Assemblers and Fabricators $43,160 0.454%
51-9061
Inspectors, Testers, Sorters, Samplers, and
Weighers $49,860 0.261%
51-9199 Production Workers, All Other $37,130 0.160%
51-9198 Helpers--Production Workers $34,400 0.146%
51-9111
Packaging and Filling Machine Operators and
Tenders $34,740 0.096%
51-2028
Electrical, Electronic, and Electromechanical
Assemblers, Except Coil Winders, Tapers, and
Finishers $43,800 0.086%
51-1011
First-Line Supervisors of Production and
Operating Workers $76,700 0.084%
51-6011 Laundry and Dry-Cleaning Workers $34,880 0.066%
Marin Commercial Linkage Fee Study 65
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
51-4041 Machinists $59,690 0.059%
51-4121 Welders, Cutters, Solderers, and Brazers $58,600 0.046%
51-5112 Printing Press Operators $43,690 0.039%
51-4081
Multiple Machine Tool Setters, Operators, and
Tenders, Metal and Plastic $39,080 0.033%
51-6099
Textile, Apparel, and Furnishings Workers, All
Other $37,420 0.030%
51-4072
Molding, Coremaking, and Casting Machine
Setters, Operators, and Tenders, Metal and
Plastic $44,990 0.023%
51-3092 Food Batchmakers $35,300 0.018%
51-9081 Dental Laboratory Technicians $43,620 0.018%
51-4031
Cutting, Punching, and Press Machine Setters,
Operators, and Tenders, Metal and Plastic $41,700 0.017%
51-9083 Ophthalmic Laboratory Technicians $43,010 0.016%
51-4199 Metal Workers and Plastic Workers, All Other $49,010 0.014%
51-9161 Computer Numerically Controlled Tool Operators $50,790 0.012%
51-6031 Sewing Machine Operators $32,880 0.010%
51-3022 Meat, Poultry, and Fish Cutters and Trimmers $35,910 0.009%
51-9124
Coating, Painting, and Spraying Machine Setters,
Operators, and Tenders $50,520 0.009%
51-5111 Prepress Technicians and Workers $53,090 0.008%
51-3099 Food Processing Workers, All Other $32,410 0.008%
51-8031
Water and Wastewater Treatment Plant and
System Operators $93,680 0.007%
51-9151
Photographic Process Workers and Processing
Machine Operators $51,650 0.007%
51-3011 Bakers $36,960 0.006%
51-9082 Medical Appliance Technicians $56,910 0.006%
51-4111 Tool and Die Makers $72,410 0.006%
51-9195
Molders, Shapers, and Casters, Except Metal and
Plastic $44,460 0.005%
51-9041
Extruding, Forming, Pressing, and Compacting
Machine Setters, Operators, and Tenders $38,720 0.005%
51-9023
Mixing and Blending Machine Setters, Operators,
and Tenders $48,700 0.004%
51-8013 Power Plant Operators $105,500 0.004%
51-2041 Structural Metal Fabricators and Fitters $44,090 0.004%
51-8093
Petroleum Pump System Operators, Refinery
Operators, and Gaugers $90,580 0.004%
51-6092 Fabric and Apparel Patternmakers $44,530 0.004%
51-7011 Cabinetmakers and Bench Carpenters $46,910 0.004%
51-5113 Print Binding and Finishing Workers $39,120 0.004%
51-8021 Stationary Engineers and Boiler Operators $103,370 0.004%
51-9032
Cutting and Slicing Machine Setters, Operators,
and Tenders $44,320 0.003%
Marin Commercial Linkage Fee Study 66
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
51-9011 Chemical Equipment Operators and Tenders $56,050 0.003%
51-4122
Welding, Soldering, and Brazing Machine Setters,
Operators, and Tenders $45,170 0.003%
51-9162
Computer Numerically Controlled Tool
Programmers $81,250 0.003%
51-8099 Plant and System Operators, All Other $79,160 0.002%
51-9071 Jewelers and Precious Stone and Metal Workers $39,560 0.002%
51-7042
Woodworking Machine Setters, Operators, and
Tenders, Except Sawing $35,680 0.002%
51-7041
Sawing Machine Setters, Operators, and Tenders,
Wood $31,740 0.002%
51-6093 Upholsterers $46,490 0.002%
51-4035
Milling and Planing Machine Setters, Operators,
and Tenders, Metal and Plastic $51,190 0.002%
51-3093 Food Cooking Machine Operators and Tenders $29,560 0.002%
51-4023
Rolling Machine Setters, Operators, and Tenders,
Metal and Plastic $40,960 0.001%
51-9021
Crushing, Grinding, and Polishing Machine
Setters, Operators, and Tenders $37,690 0.001%
51-4022
Forging Machine Setters, Operators, and Tenders,
Metal and Plastic $46,780 0.001%
51-7021 Furniture Finishers $35,980 0.001%
51-4032
Drilling and Boring Machine Tool Setters,
Operators, and Tenders, Metal and Plastic $48,700 0.001%
51-9123 Painting, Coating, and Decorating Workers $49,290 0.001%
51-9012
Separating, Filtering, Clarifying, Precipitating, and
Still Machine Setters, Operators, and Tenders $57,140 0.001%
51-3091
Food and Tobacco Roasting, Baking, and Drying
Machine Operators and Tenders $39,920 0.001%
51-3021 Butchers and Meat Cutters $39,080 0.001%
51-6063
Textile Knitting and Weaving Machine Setters,
Operators, and Tenders $27,820 0.001%
51-4033
Grinding, Lapping, Polishing, and Buffing Machine
Tool Setters, Operators, and Tenders, Metal and
Plastic $45,420 0.001%
51-6052 Tailors, Dressmakers, and Custom Sewers $52,870 0.001%
51-4034
Lathe and Turning Machine Tool Setters,
Operators, and Tenders, Metal and Plastic $53,800 0.001%
51-8092 Gas Plant Operators $98,340 0.001%
51-4071 Foundry Mold and Coremakers $43,730 0.001%
51-6021 Pressers, Textile, Garment, and Related Materials $30,100 0.001%
51-2051 Fiberglass Laminators and Fabricators $45,970 0.001%
Weighted Mean Annual Wage $44,646 1.867%
53-0000 Transportation and Material Moving Occupations
53-7062
Laborers and Freight, Stock, and Material
Movers, Hand $39,930 1.364%
Marin Commercial Linkage Fee Study 67
FIGURE 35. OCCUPATION MIX AND AVERAGE WAGES FOR OFFICE/MEDICAL OFFICE/R&D, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Office Workers (c)
53-3031 Driver/Sales Workers $34,920 0.383%
53-7065 Stockers and Order Fillers $36,170 0.279%
53-7064 Packers and Packagers, Hand $32,950 0.277%
53-3032 Heavy and Tractor-Trailer Truck Drivers $51,440 0.193%
53-7051 Industrial Truck and Tractor Operators $43,940 0.168%
53-3033 Light Truck Drivers $48,790 0.121%
53-7061 Cleaners of Vehicles and Equipment $33,470 0.119%
53-1047
First-Line Supervisors of Transportation and
Material Moving Workers, Except Aircraft Cargo
Handling Supervisors $66,690 0.080%
53-3058
Passenger Vehicle Drivers, Except Bus Drivers,
Transit and Intercity $40,610 0.056%
53-3099 Motor Vehicle Operators, All Other $55,930 0.031%
53-6021 Parking Attendants $34,320 0.022%
53-2012 Commercial Pilots $113,260 0.014%
53-3052 Bus Drivers, Transit and Intercity $58,860 0.006%
53-7063 Machine Feeders and Offbearers $43,880 0.006%
53-7199 Material Moving Workers, All Other $34,200 0.005%
53-2022 Airfield Operations Specialists $56,410 0.005%
53-6051 Transportation Inspectors $94,170 0.004%
53-6031 Automotive and Watercraft Service Attendants $31,340 0.003%
53-6098
Aircraft Service Attendants and Transportation
Workers, All Other $52,040 0.003%
53-2011 Airline Pilots, Copilots, and Flight Engineers $243,550 0.002%
53-6041 Traffic Technicians $86,560 0.002%
53-2031 Flight Attendants $51,230 0.001%
53-6061 Passenger Attendants $34,080 0.001%
Weighted Mean Annual Wage $40,712 3.162%
Total, Land Use $85,440.54 100.000%
Notes:
(a) Occupational mix by industry was obtained from US Bureau of Labor Statistics, Occupational Employment Statistics, 2019.
(b) Wage data for the San Francisco Metropolitan Statistical Area was obtained from California Economic Development Department,
OES Employment and Wages by Occupation, 2019.
(c) Distribution of workers is calculated based on the existing distribution of employment by industry in Marin County, provided by
Quarterly Census of Employment and Wages (QCEW), 2019
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.
Marin Commercial Linkage Fee Study 68
FIGURE 36. OCCUPATIONAL MIX AND AVERAGE WAGES FOR RETAIL/RESTAURANT/SERVICES
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total
Retail Workers (c)
11-0000 Management Occupations
11-9051 Food Service Managers $63,460 1.525%
11-1021 General and Operations Managers $155,850 0.800%
11-2022 Sales Managers $159,720 0.046%
11-3031 Financial Managers $182,190 0.016%
11-3010
Administrative Services and Facilities
Managers $132,020 0.008%
11-2021 Marketing Managers $181,720 0.007%
11-9198
Personal Service Managers, All Other;
Entertainment and Recreation Managers,
Except Gambling; and Managers, All Other $168,900 0.005%
11-3121 Human Resources Managers $163,810 0.004%
11-1011 Chief Executives $236,060 0.003%
11-3071
Transportation, Storage, and Distribution
Managers $123,910 0.002%
11-3021 Computer and Information Systems Managers $201,960 0.002%
11-3131 Training and Development Managers $152,380 0.002%
11-9111 Medical and Health Services Managers $142,760 0.001%
11-3061 Purchasing Managers $154,870 0.001%
11-3051 Industrial Production Managers $140,910 0.001%
Weighted Mean Annual Wage $98,093 2.423%
13-0000
Business and Financial Operations
Occupations
13-1151 Training and Development Specialists $83,550 0.079%
13-1161
Market Research Analysts and Marketing
Specialists $91,350 0.041%
13-2011 Accountants and Auditors $93,590 0.035%
13-1071 Human Resources Specialists $89,820 0.029%
13-1121 Meeting, Convention, and Event Planners $67,530 0.029%
13-1020 Buyers and Purchasing Agents $79,040 0.019%
13-2072 Loan Officers $84,940 0.012%
13-1198
Project Management Specialists and Business
Operations Specialists, All Other $93,010 0.009%
13-1051 Cost Estimators $98,960 0.007%
13-2098
Financial and Investment Analysts, Financial
Risk Specialists, and Financial Specialists, All
Other $119,100 0.003%
13-1111 Management Analysts $113,750 0.001%
13-1081 Logisticians $82,010 0.001%
13-2041 Credit Analysts $109,330 0.001%
13-1041 Compliance Officers $92,960 0.001%
Weighted Mean Annual Wage $86,096 0.269%
Marin Commercial Linkage Fee Study 69
FIGURE 36. OCCUPATIONAL MIX AND WAGES FOR RETAIL/RESTAURANT/SERVICES, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total Retail
Workers (c)
15-0000 Computer and Mathematical Occupations
15-1232 Computer User Support Specialists $75,640 0.004%
15-1256
Software Developers and Software Quality
Assurance Analysts and Testers $145,250 0.003%
15-1244 Network and Computer Systems Administrators $104,370 0.003%
15-1257 Web Developers and Digital Interface Designers $110,790 0.003%
15-1299 Computer Occupations, All Other $120,370 0.003%
15-1211 Computer Systems Analysts $121,300 0.001%
15-1231 Computer Network Support Specialists $85,990 0.001%
15-1251 Computer Programmers $116,400 0.001%
Weighted Mean Annual Wage $109,230 0.019%
21-0000 Community and Social Service Occupations
21-1019 Counselors, All Other $66,150 0.001%
21-1022 Healthcare Social Workers $86,560 0.0005%
Weighted Mean Annual Wage $73,047 0.001%
23-0000 Legal Occupations
23-2093 Title Examiners, Abstractors, and Searchers $59,890 0.002%
23-2099 Legal Support Workers, All Other $61,510 0.0003%
23-1011 Lawyers $188,910 0.0003%
Weighted Mean Annual Wage $73,546 0.002%
25-0000 Educational Instruction and Library Occupations
25-3021 Self-Enrichment Teachers $53,730 0.005%
25-3097 Tutors and Teachers and Instructors, All Other $50,800 0.0001%
25-9031 Instructional Coordinators $77,090 0.0001%
Weighted Mean Annual Wage $54,313 0.005%
27-0000
Arts, Design, Entertainment, Sports, and Media
Occupations
27-2012 Producers and Directors $104,520 0.017%
27-3031 Public Relations Specialists $84,520 0.011%
27-1026 Merchandise Displayers and Window Trimmers $38,480 0.011%
27-4032 Film and Video Editors $83,100 0.007%
27-4011 Audio and Video Technicians $64,140 0.005%
27-1024 Graphic Designers $77,110 0.005%
27-1025 Interior Designers $72,240 0.004%
27-1014 Special Effects Artists and Animators $97,570 0.004%
27-4031 Camera Operators, Television, Video, and Film $59,160 0.003%
Marin Commercial Linkage Fee Study 70
FIGURE 36. OCCUPATIONAL MIX AND WAGES FOR RETAIL/RESTAURANT/SERVICES, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total Retail
Workers (c)
27-4098
Lighting Technicians and Media and
Communication Equipment Workers, All Other $60,610 0.003%
27-3099 Media and Communication Workers, All Other $63,270 0.002%
27-4021 Photographers $61,530 0.002%
27-1027 Set and Exhibit Designers $60,530 0.002%
27-1011 Art Directors $135,970 0.002%
27-1023 Floral Designers $39,920 0.002%
27-3041 Editors $86,530 0.002%
27-1022 Fashion Designers $89,400 0.001%
27-4014 Sound Engineering Technicians $70,470 0.001%
27-1019 Artists and Related Workers, All Other $93,840 0.001%
27-3043 Writers and Authors $93,060 0.001%
27-1013
Fine Artists, Including Painters, Sculptors, and
Illustrators $85,980 0.001%
27-4012 Broadcast Technicians $57,390 0.001%
Weighted Mean Annual Wage $66,961 0.102%
29-0000
Healthcare Practitioners and Technical
Occupations
29-2052 Pharmacy Technicians $51,090 0.143%
29-1051 Pharmacists $148,390 0.089%
29-2081 Opticians, Dispensing $50,840 0.014%
29-1041 Optometrists $125,680 0.004%
29-1031 Dietitians and Nutritionists $87,890 0.003%
29-2092 Hearing Aid Specialists $66,050 0.003%
29-1141 Registered Nurses $138,000 0.002%
29-2091 Orthotists and Prosthetists $81,090 0.001%
29-2057 Ophthalmic Medical Technicians $52,660 0.001%
29-1126 Respiratory Therapists $97,950 0.001%
29-1181 Audiologists $102,560 0.001%
29-1171 Nurse Practitioners $157,150 0.001%
29-2098
Medical Dosimetrists, Medical Records
Specialists, and Health Technologists and
Technicians, All Other $58,370 0.001%
29-1298
Acupuncturists and Healthcare Diagnosing or
Treating Practitioners, All Other $76,670 0.001%
Weighted Mean Annual Wage $86,954 0.266%
31-0000 Healthcare Support Occupations
31-9011 Massage Therapists $50,560 0.041%
31-9095 Pharmacy Aides $46,430 0.017%
31-9099 Healthcare Support Workers, All Other $50,950 0.002%
Marin Commercial Linkage Fee Study 71
FIGURE 36. OCCUPATIONAL MIX AND WAGES FOR RETAIL/RESTAURANT/SERVICES, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total Retail
Workers (c)
31-1120 Home Health and Personal Care Aides $30,320 0.001%
31-9092 Medical Assistants $48,920 0.001%
Weighted Mean Annual Wage $48,986 0.063%
33-0000 Protective Service Occupations
33-9032 Security Guards $38,580 0.106%
33-1090
Miscellaneous First-Line Supervisors, Protective
Service Workers $61,530 0.001%
33-9098
School Bus Monitors and Protective Service
Workers, All Other $49,650 0.001%
Weighted Mean Annual Wage $38,981 0.108%
35-0000
Food Preparation and Serving Related
Occupations
35-3023 Fast Food and Counter Workers $31,610 28.085%
35-3031 Waiters and Waitresses $37,810 18.684%
35-2014 Cooks, Restaurant $38,430 10.548%
35-1012
First-Line Supervisors of Food Preparation and
Serving Workers $44,560 6.745%
35-2011 Cooks, Fast Food $27,060 4.527%
35-2021 Food Preparation Workers $31,820 3.926%
35-9021 Dishwashers $31,680 3.412%
35-9031
Hosts and Hostesses, Restaurant, Lounge, and
Coffee Shop $34,520 3.306%
35-9011
Dining Room and Cafeteria Attendants and
Bartender Helpers $35,040 2.686%
35-3011 Bartenders $37,310 2.682%
35-2015 Cooks, Short Order $34,460 0.857%
35-1011 Chefs and Head Cooks $63,740 0.599%
35-9099
Food Preparation and Serving Related Workers,
All Other $31,250 0.368%
35-3041 Food Servers, Nonrestaurant $35,200 0.177%
35-2012 Cooks, Institution and Cafeteria $40,710 0.082%
35-2019 Cooks, All Other $40,740 0.002%
Weighted Mean Annual Wage $35,217 86.687%
37-0000
Building and Grounds Cleaning and
Maintenance Occupations
37-2011
Janitors and Cleaners, Except Maids and
Housekeeping Cleaners $38,870 0.287%
37-2012 Maids and Housekeeping Cleaners $41,430 0.022%
37-3011 Landscaping and Groundskeeping Workers $43,940 0.011%
37-1011
First-Line Supervisors of Housekeeping and
Janitorial Workers $53,550 0.002%
Marin Commercial Linkage Fee Study 72
FIGURE 36. OCCUPATIONAL MIX AND WAGES FOR RETAIL/RESTAURANT/SERVICES, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total Retail
Workers (c)
Weighted Mean Annual Wage $39,305 0.321%
39-0000 Personal Care and Service Occupations
39-5012 Hairdressers, Hairstylists, and Cosmetologists $35,410 0.243%
39-5092 Manicurists and Pedicurists $29,490 0.079%
39-2021 Animal Caretakers $34,130 0.045%
39-5094 Skincare Specialists $37,640 0.031%
39-1098
First-Line Supervisors of Personal Service and
Entertainment and Recreation Workers, Except
Gambling Services $54,240 0.027%
39-3091 Amusement and Recreation Attendants $29,650 0.025%
39-3031 Ushers, Lobby Attendants, and Ticket Takers $33,520 0.020%
39-5011 Barbers $52,940 0.014%
39-5093 Shampooers - 0.009%
39-9098
Crematory Operators and Personal Care and
Service Workers, All Other $35,060 0.007%
39-3093
Locker Room, Coatroom, and Dressing Room
Attendants $41,030 0.005%
39-9031 Exercise Trainers and Group Fitness Instructors $59,340 0.004%
39-2011 Animal Trainers $42,320 0.003%
39-6012 Concierges $44,060 0.002%
39-3021 Motion Picture Projectionists $34,350 0.001%
39-5091 Makeup Artists, Theatrical and Performance - 0.001%
39-4021 Funeral Attendants $39,180 0.001%
39-4031 Morticians, Undertakers, and Funeral Arrangers $60,050 0.001%
39-3092 Costume Attendants $42,930 0.001%
39-6011 Baggage Porters and Bellhops $33,390 0.001%
39-7010 Tour and Travel Guides $42,380 0.001%
39-9011 Childcare Workers $35,590 0.001%
Weighted Mean Annual Wage $35,291 0.523%
41-0000 Sales and Related Occupations
41-2011 Cashiers $32,150 3.652%
41-2031 Retail Salespersons $34,810 1.668%
41-1011 First-Line Supervisors of Retail Sales Workers $46,980 0.367%
41-2022 Parts Salespersons $45,260 0.083%
41-3091
Sales Representatives of Services, Except
Advertising, Insurance, Financial Services, and
Travel $81,320 0.080%
41-2021 Counter and Rental Clerks $40,320 0.072%
41-4012
Sales Representatives, Wholesale and
Manufacturing, Except Technical and Scientific
Products $81,830 0.035%
Marin Commercial Linkage Fee Study 73
FIGURE 36. OCCUPATIONAL MIX AND WAGES FOR RETAIL/RESTAURANT/SERVICES, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total Retail
Workers (c)
41-1012
First-Line Supervisors of Non-Retail Sales
Workers $77,590 0.013%
41-9099 Sales and Related Workers, All Other - 0.010%
41-3031
Securities, Commodities, and Financial Services
Sales Agents $101,770 0.004%
41-4011
Sales Representatives, Wholesale and
Manufacturing, Technical and Scientific
Products $104,680 0.003%
41-9041 Telemarketers $33,420 0.003%
41-9011 Demonstrators and Product Promoters $36,560 0.002%
41-3011 Advertising Sales Agents $92,720 0.001%
41-3021 Insurance Sales Agents $109,960 0.001%
Weighted Mean Annual Wage $35,176 5.992%
43-0000 Office and Administrative Support Occupations
43-9061 Office Clerks, General $46,920 0.285%
43-4051 Customer Service Representatives $49,200 0.214%
43-3031 Bookkeeping, Accounting, and Auditing Clerks $54,980 0.202%
43-6014
Secretaries and Administrative Assistants,
Except Legal, Medical, and Executive $51,170 0.094%
43-4171 Receptionists and Information Clerks $39,990 0.093%
43-1011
First-Line Supervisors of Office and
Administrative Support Workers $71,190 0.068%
43-5071 Shipping, Receiving, and Inventory Clerks $42,910 0.045%
43-4151 Order Clerks $45,220 0.016%
43-3051 Payroll and Timekeeping Clerks $63,280 0.015%
43-3021 Billing and Posting Clerks $50,120 0.011%
43-6011
Executive Secretaries and Executive
Administrative Assistants $82,480 0.008%
43-5061 Production, Planning, and Expediting Clerks $63,180 0.007%
43-4161
Human Resources Assistants, Except Payroll
and Timekeeping $53,370 0.006%
43-2011
Switchboard Operators, Including Answering
Service $49,560 0.006%
43-9199
Office and Administrative Support Workers, All
Other $45,160 0.005%
43-3011 Bill and Account Collectors $55,830 0.004%
43-5032 Dispatchers, Except Police, Fire, and Ambulance $54,040 0.003%
43-4071 File Clerks $41,240 0.003%
43-3061 Procurement Clerks $50,680 0.003%
43-5021 Couriers and Messengers $42,320 0.003%
43-9021 Data Entry Keyers $41,790 0.002%
43-4199 Information and Record Clerks, All Other $57,150 0.002%
43-4041 Credit Authorizers, Checkers, and Clerks $47,330 0.002%
Marin Commercial Linkage Fee Study 74
FIGURE 36. OCCUPATIONAL MIX AND WAGES FOR RETAIL/RESTAURANT/SERVICES, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total Retail
Workers (c)
43-4131 Loan Interviewers and Clerks $49,770 0.002%
43-6013
Medical Secretaries and Administrative
Assistants $49,140 0.001%
43-9041 Insurance Claims and Policy Processing Clerks $53,480 0.001%
Weighted Mean Annual Wage $50,617 1.104%
45-0000 Farming, Fishing, and Forestry Occupations
45-2092
Farmworkers and Laborers, Crop, Nursery, and
Greenhouse $37,430 0.002%
45-1011
First-Line Supervisors of Farming, Fishing, and
Forestry Workers $54,120 0.0001%
Weighted Mean Annual Wage $38,161 0.002%
47-0000 Construction and Extraction Occupations
47-2031 Carpenters $71,490 0.007%
47-2121 Glaziers $72,550 0.005%
47-2041 Carpet Installers $64,200 0.005%
47-1011
First-Line Supervisors of Construction Trades
and Extraction Workers $99,580 0.002%
47-2111 Electricians $100,400 0.001%
47-2042
Floor Layers, Except Carpet, Wood, and Hard
Tiles $66,540 0.001%
47-2061 Construction Laborers $55,970 0.001%
47-4031 Fence Erectors $44,820 0.001%
47-2044 Tile and Stone Setters $59,410 0.001%
Weighted Mean Annual Wage $70,399 0.027%
49-0000
Installation, Maintenance, and Repair
Occupations
49-3023 Automotive Service Technicians and Mechanics $58,630 0.273%
49-9071 Maintenance and Repair Workers, General $56,230 0.166%
49-1011
First-Line Supervisors of Mechanics, Installers,
and Repairers $89,740 0.038%
49-3021 Automotive Body and Related Repairers $57,580 0.028%
49-3093 Tire Repairers and Changers $36,640 0.018%
49-9091
Coin, Vending, and Amusement Machine
Servicers and Repairers $43,550 0.010%
49-9099
Installation, Maintenance, and Repair Workers,
All Other $55,210 0.009%
49-2011
Computer, Automated Teller, and Office Machine
Repairers $45,100 0.008%
49-9098
Helpers--Installation, Maintenance, and Repair
Workers $37,740 0.007%
49-3031
Bus and Truck Mechanics and Diesel Engine
Specialists $68,840 0.006%
Marin Commercial Linkage Fee Study 75
FIGURE 36. OCCUPATIONAL MIX AND WAGES FOR RETAIL/RESTAURANT/SERVICES, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total Retail
Workers (c)
49-3091 Bicycle Repairers $32,090 0.006%
49-9031 Home Appliance Repairers $53,820 0.004%
49-9011 Mechanical Door Repairers $52,210 0.003%
49-9063 Musical Instrument Repairers and Tuners - 0.003%
49-2097 Audiovisual Equipment Installers and Repairers $59,500 0.003%
49-3053
Outdoor Power Equipment and Other Small
Engine Mechanics $45,750 0.003%
49-9062 Medical Equipment Repairers $69,330 0.002%
49-2096
Electronic Equipment Installers and Repairers,
Motor Vehicles $47,500 0.002%
49-9021
Heating, Air Conditioning, and Refrigeration
Mechanics and Installers $76,480 0.001%
49-3052 Motorcycle Mechanics $57,800 0.001%
49-3051 Motorboat Mechanics and Service Technicians $59,490 0.001%
49-3092 Recreational Vehicle Service Technicians $42,360 0.001%
49-9096 Riggers $73,610 0.001%
49-9095
Manufactured Building and Mobile Home
Installers - 0.001%
Weighted Mean Annual Wage $57,919 0.594%
51-0000 Production Occupations
51-3011 Bakers $36,960 0.349%
51-6011 Laundry and Dry-Cleaning Workers $34,880 0.032%
51-3092 Food Batchmakers $35,300 0.032%
51-3021 Butchers and Meat Cutters $39,080 0.018%
51-9012
Separating, Filtering, Clarifying, Precipitating,
and Still Machine Setters, Operators, and
Tenders $57,140 0.014%
51-1011
First-Line Supervisors of Production and
Operating Workers $76,700 0.013%
51-2090 Miscellaneous Assemblers and Fabricators $43,160 0.010%
51-3091
Food and Tobacco Roasting, Baking, and Drying
Machine Operators and Tenders $39,920 0.009%
51-6021
Pressers, Textile, Garment, and Related
Materials $30,100 0.009%
51-6052 Tailors, Dressmakers, and Custom Sewers $52,870 0.007%
51-9083 Ophthalmic Laboratory Technicians $43,010 0.006%
51-9061
Inspectors, Testers, Sorters, Samplers, and
Weighers $49,860 0.005%
51-3022 Meat, Poultry, and Fish Cutters and Trimmers $35,910 0.005%
51-3099 Food Processing Workers, All Other $32,410 0.005%
51-6031 Sewing Machine Operators $32,880 0.004%
51-9124
Coating, Painting, and Spraying Machine
Setters, Operators, and Tenders $50,520 0.003%
51-9198 Helpers--Production Workers $34,400 0.003%
Marin Commercial Linkage Fee Study 76
FIGURE 36. OCCUPATIONAL MIX AND WAGES FOR RETAIL/RESTAURANT/SERVICES, CONTINUED
Occupation
Code Occupation Title (a)
Average Annual
Wage (b)
Share of Total Retail
Workers (c)
51-9151
Photographic Process Workers and Processing
Machine Operators $51,650 0.002%
51-9199 Production Workers, All Other $37,130 0.001%
51-7011 Cabinetmakers and Bench Carpenters $46,910 0.001%
51-9082 Medical Appliance Technicians $56,910 0.001%
51-9194 Etchers and Engravers - 0.001%
51-9195
Molders, Shapers, and Casters, Except Metal
and Plastic $44,460 0.001%
51-5112 Printing Press Operators $43,690 0.001%
51-9023
Mixing and Blending Machine Setters,
Operators, and Tenders $48,700 0.001%
51-9071 Jewelers and Precious Stone and Metal Workers $39,560 0.001%
51-4121 Welders, Cutters, Solderers, and Brazers $58,600 0.001%
51-9111
Packaging and Filling Machine Operators and
Tenders $34,740 0.001%
51-7041
Sawing Machine Setters, Operators, and
Tenders, Wood $31,740 0.001%
Weighted Mean Annual Wage $38,854 0.536%
53-0000
Transportation and Material Moving
Occupations
53-3033 Light Truck Drivers $48,790 0.377%
53-7065 Stockers and Order Fillers $36,170 0.189%
53-7061 Cleaners of Vehicles and Equipment $33,470 0.096%
53-7062
Laborers and Freight, Stock, and Material
Movers, Hand $39,930 0.093%
53-6021 Parking Attendants $34,320 0.063%
53-6031 Automotive and Watercraft Service Attendants $31,340 0.028%
53-1047
First-Line Supervisors of Transportation and
Material Moving Workers, Except Aircraft Cargo
Handling Supervisors $66,690 0.026%
53-3058
Passenger Vehicle Drivers, Except Bus Drivers,
Transit and Intercity $40,610 0.023%
53-3032 Heavy and Tractor-Trailer Truck Drivers $51,440 0.016%
53-7064 Packers and Packagers, Hand $32,950 0.013%
53-3099 Motor Vehicle Operators, All Other $55,930 0.011%
53-7051 Industrial Truck and Tractor Operators $43,940 0.009%
53-7199 Material Moving Workers, All Other $34,200 0.006%
53-3031 Driver/Sales Workers $34,920 0.005%
53-6098
Aircraft Service Attendants and Transportation
Workers, All Other $52,040 0.001%
Weighted Mean Annual Wage $42,424 0.958%
Total, Land Use $37,493 100.000%
Notes:
Marin Commercial Linkage Fee Study 77
(a) Occupational mix by industry was obtained from US Bureau of Labor Statistics, Occupational Employment Statistics, 2019.
(b) Wage data for the San Francisco Metropolitan Statistical Area was obtained from California Economic Development Department,
OES Employment and Wages by Occupation, 2019.
(c) Distribution of workers is calculated based on the existing distribution of employment by industry in Marin County, provided by
Quarterly Census of Employment and Wages (QCEW), 2019
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.
Marin Commercial Linkage Fee Study 78
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL
Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total
Hotel Workers (c)
11-0000 Management Occupations
11-9081 Lodging Managers $104,250 1.622%
11-1021 General and Operations Managers $155,850 0.810%
11-9051 Food Service Managers $63,460 0.422%
11-2022 Sales Managers $159,720 0.308%
11-9198
Personal Service Managers, All Other; Entertainment
and Recreation Managers, Except Gambling; and
Managers, All Other $168,900 0.214%
11-3031 Financial Managers $182,190 0.206%
11-3010 Administrative Services and Facilities Managers $132,020 0.192%
11-3121 Human Resources Managers $163,810 0.100%
11-9071 Gambling Managers $125,300 0.094%
11-2021 Marketing Managers $181,720 0.080%
11-3021 Computer and Information Systems Managers $201,960 0.035%
11-1011 Chief Executives $236,060 0.021%
11-3061 Purchasing Managers $154,870 0.021%
11-9141
Property, Real Estate, and Community Association
Managers $92,930 0.019%
11-2030 Public Relations and Fundraising Managers $142,950 0.012%
11-9041 Architectural and Engineering Managers $186,500 0.011%
11-2011 Advertising and Promotions Managers $175,210 0.008%
11-9021 Construction Managers $134,880 0.007%
11-3131 Training and Development Managers $152,380 0.005%
11-3071 Transportation, Storage, and Distribution Managers $123,910 0.005%
11-3111 Compensation and Benefits Managers $170,770 0.003%
11-3051 Industrial Production Managers $140,910 0.003%
Weighted Mean Annual Wage $128,280 4.198%
13-0000 Business and Financial Operations Occupations
13-1121 Meeting, Convention, and Event Planners $67,530 0.441%
13-2011 Accountants and Auditors $93,590 0.438%
13-1071 Human Resources Specialists $89,820 0.225%
13-1161 Market Research Analysts and Marketing Specialists $91,350 0.182%
13-1198
Project Management Specialists and Business
Operations Specialists, All Other $93,010 0.145%
13-1020 Buyers and Purchasing Agents $79,040 0.087%
13-1151 Training and Development Specialists $83,550 0.040%
13-1041 Compliance Officers $92,960 0.029%
13-2098
Financial and Investment Analysts, Financial Risk
Specialists, and Financial Specialists, All Other $119,100 0.028%
13-1111 Management Analysts $113,750 0.020%
Marin Commercial Linkage Fee Study 79
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL, CONTINUED
Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total Hotel
Workers (c)
13-1141
Compensation, Benefits, and Job Analysis
Specialists $83,230 0.013%
13-1075 Labor Relations Specialists $86,370 0.006%
13-2041 Credit Analysts $109,330 0.003%
13-2031 Budget Analysts $93,800 0.002%
Weighted Mean Annual Wage $85,441 1.660%
15-0000 Computer and Mathematical Occupations
15-1232 Computer User Support Specialists $75,640 0.071%
15-1244 Network and Computer Systems Administrators $104,370 0.041%
15-1299 Computer Occupations, All Other $120,370 0.022%
15-1211 Computer Systems Analysts $121,300 0.015%
15-1231 Computer Network Support Specialists $85,990 0.011%
15-1245 Database Administrators and Architects $107,930 0.008%
15-1256
Software Developers and Software Quality
Assurance Analysts and Testers $145,250 0.008%
15-1241 Computer Network Architects $137,720 0.006%
15-1212 Information Security Analysts $122,570 0.005%
15-1257 Web Developers and Digital Interface Designers $110,790 0.005%
15-1251 Computer Programmers $116,400 0.002%
Weighted Mean Annual Wage $99,597 0.195%
17-0000 Architecture and Engineering Occupations
17-3023
Electrical and Electronic Engineering Technologists
and Technicians $67,200 0.012%
17-2141 Mechanical Engineers $123,270 0.008%
17-2199 Engineers, All Other $113,050 0.004%
17-2051 Civil Engineers $120,110 0.003%
17-3027
Mechanical Engineering Technologists and
Technicians $61,100 0.003%
17-2071 Electrical Engineers $120,990 0.000%
Weighted Mean Annual Wage $93,450 0.031%
19-0000 Life, Physical, and Social Science Occupations
19-5011 Occupational Health and Safety Specialists $108,230 0.005%
Weighted Mean Annual Wage $108,230 0.005%
23-0000 Legal Occupations
23-1011 Lawyers $188,910 0.005%
23-2011 Paralegals and Legal Assistants $71,360 0.002%
Weighted Mean Annual Wage $152,176 0.008%
Marin Commercial Linkage Fee Study 80
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL, CONTINUED
Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total Hotel
Workers (c)
27-0000
Arts, Design, Entertainment, Sports, and Media
Occupations
27-4011 Audio and Video Technicians $64,140 0.139%
27-2022 Coaches and Scouts $48,900 0.065%
27-3031 Public Relations Specialists $84,520 0.039%
27-3099 Media and Communication Workers, All Other $63,270 0.027%
27-1024 Graphic Designers $77,110 0.019%
27-4098
Lighting Technicians and Media and Communication
Equipment Workers, All Other $60,610 0.010%
27-1023 Floral Designers $39,920 0.009%
27-2090
Miscellaneous Entertainers and Performers, Sports
and Related Workers * 0.006%
27-1026 Merchandise Displayers and Window Trimmers $38,480 0.005%
27-2021 Athletes and Sports Competitors - 0.003%
27-2042 Musicians and Singers * 0.002%
27-2011 Actors * 0.000%
Weighted Mean Annual Wage $62,212 0.340%
29-0000 Healthcare Practitioners and Technical Occupations
29-2040 Emergency Medical Technicians and Paramedics $54,180 0.013%
29-1141 Registered Nurses $138,000 0.002%
Weighted Mean Annual Wage $67,277 0.016%
31-0000 Healthcare Support Occupations
31-9011 Massage Therapists $50,560 0.516%
Weighted Mean Annual Wage $50,560 0.516%
33-0000 Protective Service Occupations
33-9032 Security Guards $38,580 1.530%
33-9092
Lifeguards, Ski Patrol, and Other Recreational
Protective Service Workers $31,600 0.338%
33-1090
Miscellaneous First-Line Supervisors, Protective
Service Workers $61,530 0.190%
33-9031
Gambling Surveillance Officers and Gambling
Investigators $43,940 0.149%
33-9098
School Bus Monitors and Protective Service Workers,
All Other $49,650 0.015%
33-9021 Private Detectives and Investigators $78,150 0.003%
Weighted Mean Annual Wage $39,966 2.226%
35-0000 Food Preparation and Serving Related Occupations
35-3031 Waiters and Waitresses $37,810 7.632%
35-2014 Cooks, Restaurant $38,430 4.125%
Marin Commercial Linkage Fee Study 81
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL, CONTINUED
Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total Hotel
Workers (c)
35-9011
Dining Room and Cafeteria Attendants and
Bartender Helpers $35,040 2.993%
35-3011 Bartenders $37,310 2.144%
35-9021 Dishwashers $31,680 1.520%
35-1012
First-Line Supervisors of Food Preparation and
Serving Workers $44,560 1.508%
35-3041 Food Servers, Nonrestaurant $35,200 1.378%
35-3023 Fast Food and Counter Workers $31,610 1.153%
35-9031
Hosts and Hostesses, Restaurant, Lounge, and
Coffee Shop $34,520 0.949%
35-1011 Chefs and Head Cooks $63,740 0.735%
35-2021 Food Preparation Workers $31,820 0.702%
35-9099
Food Preparation and Serving Related Workers, All
Other $31,250 0.290%
35-2012 Cooks, Institution and Cafeteria $40,710 0.213%
35-2015 Cooks, Short Order $34,460 0.129%
35-2011 Cooks, Fast Food $27,060 0.037%
35-2019 Cooks, All Other $40,740 0.034%
Weighted Mean Annual Wage $37,537 25.543%
37-0000
Building and Grounds Cleaning and Maintenance
Occupations
37-2012 Maids and Housekeeping Cleaners $41,430 22.801%
37-2011
Janitors and Cleaners, Except Maids and
Housekeeping Cleaners $38,870 2.336%
37-1011
First-Line Supervisors of Housekeeping and
Janitorial Workers $53,550 1.759%
37-3011 Landscaping and Groundskeeping Workers $43,940 0.575%
37-1012
First-Line Supervisors of Landscaping, Lawn Service,
and Groundskeeping Workers $68,600 0.085%
37-3019 Grounds Maintenance Workers, All Other $54,060 0.021%
37-2019 Building Cleaning Workers, All Other $32,430 0.020%
37-3012
Pesticide Handlers, Sprayers, and Applicators,
Vegetation $79,020 0.010%
Weighted Mean Annual Wage $42,139 27.608%
39-0000 Personal Care and Service Occupations
39-3011 Gambling Dealers $26,750 2.633%
39-6011 Baggage Porters and Bellhops $33,390 1.139%
39-1013 First-Line Supervisors of Gambling Services Workers $52,020 0.784%
39-3091 Amusement and Recreation Attendants $29,650 0.757%
39-6012 Concierges $44,060 0.635%
39-9032 Recreation Workers $36,490 0.261%
Marin Commercial Linkage Fee Study 82
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL, CONTINUED
Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total Hotel
Workers (c)
39-1098
First-Line Supervisors of Personal Service and
Entertainment and Recreation Workers, Except
Gambling Services $54,240 0.249%
39-9098
Crematory Operators and Personal Care and Service
Workers, All Other $35,060 0.238%
39-3019 Gambling Service Workers, All Other $35,260 0.223%
39-3093
Locker Room, Coatroom, and Dressing Room
Attendants $41,030 0.171%
39-9031 Exercise Trainers and Group Fitness Instructors $59,340 0.142%
39-5094 Skincare Specialists $37,640 0.130%
39-3031 Ushers, Lobby Attendants, and Ticket Takers $33,520 0.114%
39-3012 Gambling and Sports Book Writers and Runners $32,190 0.072%
39-5092 Manicurists and Pedicurists $29,490 0.070%
39-5012 Hairdressers, Hairstylists, and Cosmetologists $35,410 0.068%
39-9011 Childcare Workers $35,590 0.041%
39-7010 Tour and Travel Guides $42,380 0.039%
39-3099
Entertainment Attendants and Related Workers, All
Other $37,000 0.037%
39-3092 Costume Attendants $42,930 0.020%
39-2011 Animal Trainers $42,320 0.000%
Weighted Mean Annual Wage $35,162 7.833%
41-0000 Sales and Related Occupations
41-3091
Sales Representatives of Services, Except
Advertising, Insurance, Financial Services, and
Travel $81,320 1.184%
41-2011 Cashiers $32,150 0.704%
41-2031 Retail Salespersons $34,810 0.328%
41-2012 Gambling Change Persons and Booth Cashiers $32,010 0.326%
41-1011 First-Line Supervisors of Retail Sales Workers $46,980 0.144%
41-1012 First-Line Supervisors of Non-Retail Sales Workers $77,590 0.088%
41-9099 Sales and Related Workers, All Other - 0.041%
41-2021 Counter and Rental Clerks $40,320 0.039%
41-9041 Telemarketers $33,420 0.030%
41-3041 Travel Agents $53,520 0.015%
41-3011 Advertising Sales Agents $92,720 0.007%
41-9021 Real Estate Brokers * 0.002%
Weighted Mean Annual Wage $54,861 2.959%
43-0000 Office and Administrative Support Occupations
43-4081 Hotel, Motel, and Resort Desk Clerks $39,440 12.021%
43-1011
First-Line Supervisors of Office and Administrative
Support Workers $71,190 1.755%
Marin Commercial Linkage Fee Study 83
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL, CONTINUED
Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total Hotel
Workers (c)
43-3031 Bookkeeping, Accounting, and Auditing Clerks $54,980 1.037%
43-4051 Customer Service Representatives $49,200 0.440%
43-6014
Secretaries and Administrative Assistants, Except
Legal, Medical, and Executive $51,170 0.427%
43-4181
Reservation and Transportation Ticket Agents and
Travel Clerks * 0.297%
43-3041 Gambling Cage Workers $30,160 0.292%
43-4171 Receptionists and Information Clerks $39,990 0.263%
43-2011 Switchboard Operators, Including Answering Service $49,560 0.233%
43-5071 Shipping, Receiving, and Inventory Clerks $42,910 0.109%
43-6011
Executive Secretaries and Executive Administrative
Assistants $82,480 0.100%
43-5032 Dispatchers, Except Police, Fire, and Ambulance $54,040 0.071%
43-4161
Human Resources Assistants, Except Payroll and
Timekeeping $53,370 0.056%
43-9199 Office and Administrative Support Workers, All Other $45,160 0.053%
43-3051 Payroll and Timekeeping Clerks $63,280 0.050%
43-5061 Production, Planning, and Expediting Clerks $63,180 0.042%
43-3061 Procurement Clerks $50,680 0.032%
43-3021 Billing and Posting Clerks $50,120 0.024%
43-5021 Couriers and Messengers $42,320 0.020%
43-2021 Telephone Operators $48,480 0.016%
43-4151 Order Clerks $45,220 0.015%
43-5111
Weighers, Measurers, Checkers, and Samplers,
Recordkeeping $41,640 0.011%
43-4199 Information and Record Clerks, All Other $57,150 0.009%
43-3011 Bill and Account Collectors $55,830 0.008%
43-9051
Mail Clerks and Mail Machine Operators, Except
Postal Service $39,020 0.007%
43-4041 Credit Authorizers, Checkers, and Clerks $47,330 0.005%
43-4071 File Clerks $41,240 0.004%
43-2099 Communications Equipment Operators, All Other $65,500 0.003%
43-9021 Data Entry Keyers $41,790 0.003%
43-3099 Financial Clerks, All Other $47,510 0.002%
Weighted Mean Annual Wage $44,074 17.792%
45-0000 Farming, Fishing, and Forestry Occupations
45-2093
Farmworkers, Farm, Ranch, and Aquacultural
Animals $35,610 0.007%
45-1011
First-Line Supervisors of Farming, Fishing, and
Forestry Workers $54,120 0.002%
Weighted Mean Annual Wage $39,723 0.009%
Marin Commercial Linkage Fee Study 84
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL, CONTINUED
Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total Hotel
Workers (c)
47-0000 Construction and Extraction Occupations
47-2141 Painters, Construction and Maintenance $67,770 0.093%
47-2031 Carpenters $71,490 0.052%
47-2111 Electricians $100,400 0.040%
47-2152 Plumbers, Pipefitters, and Steamfitters $87,230 0.018%
47-2073
Operating Engineers and Other Construction
Equipment Operators $86,240 0.017%
47-1011
First-Line Supervisors of Construction Trades and
Extraction Workers $99,580 0.011%
47-2061 Construction Laborers $55,970 0.006%
47-2011 Boilermakers $86,630 0.003%
47-2041 Carpet Installers $64,200 0.003%
47-4051 Highway Maintenance Workers $63,210 0.002%
47-4090 Miscellaneous Construction and Related Workers $63,360 0.002%
Weighted Mean Annual Wage $77,765 0.248%
49-0000 Installation, Maintenance, and Repair Occupations
49-9071 Maintenance and Repair Workers, General $56,230 4.443%
49-1011
First-Line Supervisors of Mechanics, Installers, and
Repairers $89,740 0.406%
49-9091
Coin, Vending, and Amusement Machine Servicers
and Repairers $43,550 0.136%
49-9021
Heating, Air Conditioning, and Refrigeration
Mechanics and Installers $76,480 0.041%
49-9099
Installation, Maintenance, and Repair Workers, All
Other $55,210 0.041%
49-3053
Outdoor Power Equipment and Other Small Engine
Mechanics $45,750 0.021%
49-9098
Helpers--Installation, Maintenance, and Repair
Workers $37,740 0.016%
49-3023 Automotive Service Technicians and Mechanics $58,630 0.014%
49-3042 Mobile Heavy Equipment Mechanics, Except Engines $75,510 0.011%
49-9043 Maintenance Workers, Machinery $63,090 0.008%
49-9094 Locksmiths and Safe Repairers $63,770 0.006%
49-9041 Industrial Machinery Mechanics $78,010 0.004%
49-2092 Electric Motor, Power Tool, and Related Repairers $55,250 0.003%
49-2094
Electrical and Electronics Repairers, Commercial and
Industrial Equipment $79,500 0.003%
49-3031
Bus and Truck Mechanics and Diesel Engine
Specialists $68,840 0.003%
49-2011
Computer, Automated Teller, and Office Machine
Repairers $45,100 0.001%
49-2093
Electrical and Electronics Installers and Repairers,
Transportation Equipment $75,530 0.001%
Weighted Mean Annual Wage $58,694 5.162%
Marin Commercial Linkage Fee Study 85
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL, CONTINUED
Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total Hotel
Workers (c)
51-0000 Production Occupations
51-6011 Laundry and Dry-Cleaning Workers $34,880 1.846%
51-3011 Bakers $36,960 0.187%
51-1011
First-Line Supervisors of Production and Operating
Workers $76,700 0.051%
51-8021 Stationary Engineers and Boiler Operators $103,370 0.030%
51-9061 Inspectors, Testers, Sorters, Samplers, and Weighers $49,860 0.020%
51-6052 Tailors, Dressmakers, and Custom Sewers $52,870 0.018%
51-3021 Butchers and Meat Cutters $39,080 0.010%
51-6031 Sewing Machine Operators $32,880 0.010%
51-6021 Pressers, Textile, Garment, and Related Materials $30,100 0.009%
51-6093 Upholsterers $46,490 0.007%
51-9193
Cooling and Freezing Equipment Operators and
Tenders $39,590 0.006%
51-8031
Water and Wastewater Treatment Plant and System
Operators $93,680 0.005%
51-9199 Production Workers, All Other $37,130 0.002%
51-3092 Food Batchmakers $35,300 0.002%
51-9012
Separating, Filtering, Clarifying, Precipitating, and
Still Machine Setters, Operators, and Tenders $57,140 0.002%
51-9111
Packaging and Filling Machine Operators and
Tenders $34,740 0.002%
Weighted Mean Annual Wage $37,439 2.208%
53-0000 Transportation and Material Moving Occupations
53-3058
Passenger Vehicle Drivers, Except Bus Drivers,
Transit and Intercity $40,610 0.437%
53-6021 Parking Attendants $34,320 0.394%
53-7062
Laborers and Freight, Stock, and Material Movers,
Hand $39,930 0.221%
53-7065 Stockers and Order Fillers $36,170 0.200%
53-3031 Driver/Sales Workers $34,920 0.069%
53-1047
First-Line Supervisors of Transportation and Material
Moving Workers, Except Aircraft Cargo Handling
Supervisors $66,690 0.039%
53-3033 Light Truck Drivers $48,790 0.028%
53-3032 Heavy and Tractor-Trailer Truck Drivers $51,440 0.011%
53-3099 Motor Vehicle Operators, All Other $55,930 0.011%
53-6031 Automotive and Watercraft Service Attendants $31,340 0.007%
53-6061 Passenger Attendants $34,080 0.005%
53-3052 Bus Drivers, Transit and Intercity $58,860 0.004%
53-5021 Captains, Mates, and Pilots of Water Vessels $95,770 0.003%
53-7199 Material Moving Workers, All Other $34,200 0.003%
Marin Commercial Linkage Fee Study 86
FIGURE 37. OCCUPATIONAL MIX AND AVERAGE WAGES FOR HOTEL, CONTINUED
Occupation
Code Occupation Name (a)
Average Annual
Wage (b)
Share of Total Hotel
Workers (c)
53-4041 Subway and Streetcar Operators $56,730 0.003%
53-5022 Motorboat Operators - 0.002%
53-7051 Industrial Truck and Tractor Operators $43,940 0.000%
Weighted Mean Annual Wage $39,024 1.444%
Total, Land Use $46,473 100.000%
Notes:
(a) Occupational mix by industry was obtained from US Bureau of Labor Statistics, Occupational Employment Statistics, 2019.
(b) Wage data for the San Francisco Metropolitan Statistical Area was obtained from California Economic Development Department,
OES Employment and Wages by Occupation, 2019.
(c) Distribution of workers is calculated based on the existing distribution of employment by industry in Marin County, provided by
Quarterly Census of Employment and Wages (QCEW), 2019
Source: Strategic Economics and Vernazza Wolfe Associates, 2021.
1
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF SAN RAFAEL AMENDING
TITLE 14 OF THE SAN RAFAEL MUNICIPAL CODE (ZONING)
TO AMEND SECTION 14.16.030 (AFFORDABLE HOUSING
REQUIREMENT)
THE CITY COUNCIL OF THE CITY OF SAN RAFAEL DOES ORDAIN AS
FOLLOWS:
Subsection 14.16.030(D) – Affordable Housing Requirement of the San Rafael Municipal Code
is hereby amended to read as follows. Additions are shown in underline, and deletions are
shown in strikethrough.
Section 14.16.030 – Affordable Housing Requirement
D. General Requirements—Nonresidential Development Projects.
1. Application. An affordable housing requirement is hereby imposed on all developers of
nonresidential development projects, including all construction of additional square
footage to existing nonresidential developments and conversion of residential square
footage to nonresidential use, subject to the following exceptions:
a. Any project involving new construction under five two thousand five hundred
(2,500 5,000) square feet;
b. Residential components of a mixed-use project, which shall be subject to the
requirements of subsection B of this section;
c. A mixed-use project where the number of affordable units equals or exceeds the
housing required by subsection (I)(2) of this section for the gross square footage
of nonresidential uses;
d. Projects where a building permit application has been accepted as complete by
the city prior to January 5, 2005; however, any extension or modification of such
approval or permit after such date shall not be exempt;
e. Projects that are the subject of development agreements in effect prior to
January 5, 2005 where such agreements specifically preclude the city from
requiring compliance with this type of affordable housing program;
f. Any nonresidential building that is damaged or destroyed by fire or other natural
catastrophe if the rebuilt square footage of the nonresidential portion of the
building does not increase upon reconstruction;
g. Project for which no nexus can be established between the proposed
nonresidential development and an increase in the demand for affordable
housing.
2. Number of Affordable Units or Linkage Fee Required.
a. Proposed nonresidential development projects shall provide fees on a per square
footage basis as set forth in Commercial Linkage Fee Resolution adopted by City
Council twenty percent (20%) of the total number of residential units needed to
provide housing for project employees in very low-, low- and moderate-income
households, as set forth in Table 14.16.030-3 of this section Alternative to the
2
linkage fee, a proposed nonresidential development project may provide an
equivalent number of units for low-income households, based on the following
calculation: total fee obligation / affordable housing in-lieu fee established by
resolution of the City Council = . Any decimal fraction greater than 0.50 shall be
interpreted as requiring one additional dwelling unit.
b. For uses not listed in Table 14.16.030-3 of this section, the community
development director shall determine the number of affordable units required
based on comparable employment densities to uses listed. In making such a
determination, the decision of the community development director shall be
based on data concerning anticipated employee density for the proposed project
submitted by the applicant, employment surveys or other research on similar
uses submitted by the applicant or independent research, and/or such other data
the director determines relevant.
Table 14.16.030-3
Number of New Very low, Low and Moderate
Income Units Required for
New Nonresidential Development
Development Type Number of New Very Low-, Low- and
Moderate-Income Units (per 1,000 square
feet of gross floor area 1)
Office 2 or Research and Development uses 0.03
Retail, Restaurant or Personal Service uses 0.0225
Manufacturing or Light Industrial uses 0.01625
Warehouse uses 0.00875
Hotel or motel uses 3 0.0075
;note; 1 ;hg;Floor area excludes all areas permanently used for vehicle parking.
;note;2 Includes professional, business and medical offices.
;note;3 Accessory uses to a hotel or motel, such as restaurant, retail and meeting facilities shall
be subject to requirements for a retail use.
2.3. Provision of Units or In-lieu Fee. Required affordable housing units shall be
provided on the same site as the proposed nonresidential development, at an off-site
location within the city, through dedication of suitable real property for the required
housing to the city, or through payment of an in-lieu fee, at the discretion of the planning
commission or the city council. The planning commission or city council may accept off-
site units or an in-lieu fee if it is determined that inclusion of the required housing units
within the proposed nonresidential development is not reasonable or appropriate, taking
into consideration factors including, but not limited to, overall project character, density,
location, size, accessibility to public transportation, and proximity to retail and service
establishments; or where the nature of the surrounding land uses is incompatible with
residential uses in terms of noise or other nuisances, health or safety hazards or
concerns. Where the application of the affordable housing requirement in Section
14.16.030.B results in less than one (1) unit or one (1) or more affordable housing unit
and a fractional unit, the applicant may choose to pay an in-lieu fee for the fractional unit
without the required findings noted above. Affordable housing units provided as part of
3
the proposed nonresidential development or at an off-site location shall meet the
requirements of Section 14.16.030.B and I and shall be completed prior to or concurrent
with the completion of construction of the proposed nonresidential development, as the
conditions of project approval shall specify.
3.4. Calculation and Payment of In-lieu Fee. The amounts and calculation of the
housing in-lieu fee shall be based on the following:
In-lieu fees shall be calculated as a percentage of the projected construction costs of the
units. Construction costs of the units shall mean the estimated cost per square foot of
construction, site development and land costs and permits and fees, as established by
standard construction cost indices and/or surveys of local development projects such
fees shall be established by resolution of the city council, as amended from time to time.
Unless otherwise preempted by law, or otherwise approved by the planning commission
or city council, the in-lieu fee shall be paid prior to the issuance of a building permit for
the proposed project.
SECTION 3: This Ordinance was assessed in accordance with the authority and criteria
contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and
the environmental regulations of the city. The city council hereby finds that under section
15061(b)(3) of the State CEQA Guidelines, this Ordinance is exempt from the requirements of
CEQA because it can be seen with certainty that the provisions contained herein would not
have the potential for causing a significant effect on the environment. It also finds the Ordinance
is exempt from the requirements of CEQA pursuant to CEQA Guidelines sections 15307 and
15308 as an action by a regulatory agency taken to protect the environment and natural
resources.
SECTION 4: SEVERABILITY
Every section, paragraph, clause, and phrase of this Ordinance is hereby declared to be
severable. If for any reason, any section, paragraph, clause, or phrase is held to be invalid or
unconstitutional, such invalidity or unconstitutionality shall not affect the validity or
constitutionality of the remaining sections, paragraphs, clauses or phrases, and the remaining
portions or this ordinance shall continue in full force and effect unless amended or modified by
the city.
SECTION 5: EFFECTIVE DATE AND PUBLICATION
This Ordinance shall be published once, in full or in summary form, before its final passage, in a
newspaper of general circulation, published and circulated in the City of San Rafael and shall be
in full force and effect 30 days after its adoption. If published in summary form, the summary shall
also be published within fifteen (15) days after the adoption, together with the names of those
Council members voting for or against same, in a newspaper of general circulation published and
circulated in the City of San Rafael, County of Marin, State of California.
Within fifteen (15) days after adoption, the City Clerk shall also post in the office of the City
Clerk, a certified copy of the full text of this Ordinance along with the names of those
Councilmembers voting for and against the Ordinance.
THE FOREGOING ORDINANCE was first read and introduced at a Regular Meeting of the City
Council of the City of San Rafael, held on the day of 2023, and will come up for adoption as an
Ordinance of the City of San Rafael at a Regular Meeting of the Council to be held on the day of
2023.
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AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
KATE COLIN, Mayor
Attest:
LINDSAY LARA, City Clerk
Resolution Adopting New Methodology for Applying Commercial Linkage Fees 1
RESOLUTION NO.
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL ESTABLISHING A METHODOLOGY
FOR APPLYING COMMERCIAL LINKAGE FEES
WHEREAS, Section 14.16.030 of the San Rafael Municipal Code (SRMC) requires
nonresidential development projects within the city contribute to the attainment of affordable
housing goals and requirements by promoting and increasing, through actual construction
and/or alternative equivalent actions, the development of rental and ownership housing units for
very low, low and moderate income households; and
WHEREAS, the City of San Rafael, the County of Marin, and five other jurisdictions in Marin
County hired Strategic Economics and Vernazza Wolfe Associates (“Consultants”) to conduct a
commercial linkage fee nexus study, completed in 2023, that provided participating jurisdictions
information needed to update or establish commercial linkage fees; and
WHEREAS, on June 20, 2023, the City Council held a duly noticed public meeting and received
an informational report outlining the findings of the commercial linkage fee study and the unified
fee proposal, accepting all public testimony and the written report of the Community
Development Department; and
WHEREAS, on October 10, 2023, the Planning Commission held a duly noticed public hearing
and reviewed and recommended for adoption: (a) the commercial linkage fee study, (b)
proposed amendments to SRMC Title 14 related to the affordable housing requirement for
nonresidential development projects, and (c) a resolution establishing a methodology for
applying commercial linkage fees; and
WHEREAS, the amendments to the San Rafael Municipal Code Title 14 do not propose any
changes to City policies or regulations that would result in a direct or indirect physical,
environmental impact; therefore it has been determined that this ordinance amendment qualifies
for exemption pursuant to Sections 15183(a) because it entails a project that can be found
consistent with the General Plan policies and pursuant to 15061(b)(3), which states that as a
‘general rule’ the California Environmental Quality Act (CEQA) applies only to projects which
have the potential to cause a significant, physical environmental; and
WHEREAS, on DATE, 2023, the City Council held a public hearing to consider adoption of: the
commercial linkage fee study, an ordinance making the proposed amendments to SRMC Title
14, and a resolution establishing a methodology for applying commercial linkage fees; and
voted to adopt the study and resolution, and introduce the ordinance and pass it to print, and
that ordinance will come up for adoption at the City Council meeting of DATE, 2023; and
WHEREAS, in connection with the amendment to SRMC Title 14 and associated resolution, the
San Rafael City Council finds it necessary to establish a new methodology for applying
commercial linkage fees;
NOW, THEREFORE BE IT RESOLVED, that the City Council of the City of San Rafael hereby
adopts the following methodology for applying commercial linkage fees:
Resolution Adopting New Methodology for Applying Commercial Linkage Fees 2
1. Application. Please refer to SRMC Section 14.16.030.
2. Linkage Fee or Affordable Units Required. Proposed nonresidential development projects
shall provide fees on a per square footage basis, as set forth in Table 1 of this resolution.
As an alternative to the linkage fee, a proposed nonresidential development project may
provide an equivalent number of units for low-income households, based on the following
calculation: Total commercial linkage fee obligation / Per-unit affordable housing in-lieu
fee established by resolution of the City Council = Number of low-income units required.
Any decimal fraction greater than 0.50 shall be interpreted as requiring one additional
dwelling unit.
For uses not listed in Table 1, the community development director shall determine the
fee required based on comparable employment densities to uses listed. In making such a
determination, the decision of the community development director shall be based on data
concerning anticipated employee density for the proposed project submitted by the
applicant, employment surveys or other research on similar uses submitted by the
applicant or independent research, and/or such other data the director determines
relevant.
Table 1
Fee Required for
New Nonresidential Development
Development Type Fee per square feet of gross floor area 1
Office 2 or Research and Development
uses
$13.33
Retail, Restaurant or Personal Service
uses
$10.00
Hotel or motel uses 3 $5.00
;note; 1 ;hg;Floor area excludes all areas permanently used for vehicle parking.
;note;2 Includes professional, business and medical offices.
;note;3 Accessory uses to a hotel or motel, such as restaurant, retail and meeting facilities shall
be subject to requirements for a retail use.
3. Provision of Units or In-lieu Fee. Required affordable housing units shall be provided on
the same site as the proposed nonresidential development, at an off-site location within
the city, through dedication of suitable real property for the required housing to the city,
or through payment of an in-lieu fee, at the discretion of the planning commission or the
city council. The planning commission or city council may accept off-site units or an in-
lieu fee if it is determined that inclusion of the required housing units within the proposed
nonresidential development is not reasonable or appropriate, taking into consideration
factors including, but not limited to, overall project character, density, location, size,
accessibility to public transportation, and proximity to retail and service establishments;
or where the nature of the surrounding land uses is incompatible with residential uses in
terms of noise or other nuisances, health or safety hazards or concerns. Where the
Resolution Adopting New Methodology for Applying Commercial Linkage Fees 3
application of the affordable housing requirement in Section 14.16.030.B results in less
than one (1) unit or one (1) or more affordable housing unit and a fractional unit, the
applicant may choose to pay an in-lieu fee for the fractional unit without the required
findings noted above. Affordable housing units provided as part of the proposed
nonresidential development or at an off-site location shall meet the requirements of
Section 14.16.030.B and I and shall be completed prior to or concurrent with the
completion of construction of the proposed nonresidential development, as the
conditions of project approval shall specify.
4. Calculation and Payment of In-lieu Fee. The amounts and calculation of the housing in-
lieu fee shall be based on the following: In-lieu fees shall be calculated as a percentage
of the projected construction costs of the units. Construction costs of the units shall
mean the estimated cost per square foot of construction, site development and land
costs and permits and fees, as established by standard construction cost indices and/or
surveys of local development projects such fees shall be established by resolution of the
city council, as amended from time to time. Unless otherwise preempted by law, or
otherwise approved by the planning commission, city council, or community
development director, the in-lieu fee shall be paid prior to the issuance of a building
permit for the proposed project.
BE IT FURTHER RESOLVED that any and all amendments to this the methodology herein as
deemed necessary from time-to-time shall be adopted by resolution of the City Council.
I, LINDSAY LARA, Clerk of the City of San Rafael, California, hereby certify that the foregoing
resolution was duly and regularly introduced and adopted at a regular meeting of the Council of
the City of San Rafael held on the Xth day of X 2023, by the following vote, to wit:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
__________________________
LINDSAY LARA, City Clerk