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Planning commission recommends city council accept 2025 housing element progress report; RHNA permits remain behind target
Summary
Staff reported 10 housing permits in 2025 (all ADUs), a total of 96 permits in the current RHNA cycle to date, and 883 units remaining. The commission voted to recommend city council accept the annual progress report and discussed anticipated large‑site projects that could change next year’s totals.
The Larkspur Planning Commission on March 10 voted to recommend that the City Council accept the city’s annual housing element progress report for 2025, which staff said showed 10 permits issued last year (all accessory dwelling units), a cumulative 96 permits so far in the current RHNA cycle, and 883 units remaining to meet the jurisdiction’s allocation.
The Community Development Director presented the spreadsheet‑based report the state requires, explaining that the state Department of Housing and Community Development (HCD) counts completed pipeline units by permits issued and that accessory dwelling units are allocated across income categories using a fixed methodology. Staff noted 2025 was a slow year for permits but said the city expects larger projects — the Ross Sewer site (estimated around 320–350 units) and another housing site of roughly 235 units — to generate a spike in permit activity in 2026 and 2027 if permits are submitted.
Commissioners asked how HCD counts units and what penalties might apply if jurisdictions do not meet RHNA allocations. Staff said HCD tracks entitlement, permits and certificates of occupancy in the report, but only permits issued count toward RHNA accounting; the city’s housing element was certified on Oct. 8, 2024. Staff also said an enforcement arm at HCD can decertify a housing element or impose penalties in some situations. Commissioners discussed programmatic steps the city is taking—such as monitoring below‑market‑rate units with Marin Housing and providing ADU assistance through ADU Marin—and asked staff to continue monitoring large‑site pipeline activity.
The commission moved to recommend that the city council accept the annual progress report and to forward the record to council on the upcoming March 18 council agenda. The motion passed on a roll‑call vote.
Next steps: The staff recommendation will be transmitted to the City Council for acceptance and the city will continue to monitor pipeline projects that could materially affect RHNA progress.
