Hi neighbor! This is Marin is back, with a new focus: your house. Every Saturday morning, I'll send the rules, rebates and deadlines from every town in Marin, the County and the special districts, in time for you to show up or send a comment.
Storm season is all over this week's agendas: Belvedere, Novato and Ross vote on declaring local emergencies ahead of El Niño, the County takes a first look at new septic rules for more than 6,000 Marin properties, and the free sandbag piles are now at 36 sites. Also: where the tape measure starts on a houseboat.
Town hall watch
Homeowner items from this week's council, planning and board agendas, by region. Quiet regions are skipped.
All of Marin · The Supervisors take their first public look at new septic rules for the more than 6,000 Marin properties on septic. The draft would allow composting and other waterless toilets, give sizing credits toward an ADU or extra bedroom on an existing system, and set a path to legalize an unpermitted system and repair it in stages. Inspections when a house sells are still under discussion. No vote yet: the full code comes back to the Board in early 2027. Tue, Nov 10
How to comment: the County's form or [email protected] by noon Mon, Nov 9 · Agenda
Unincorporated Marin · The Supervisors take up new ADU and SB 9 rules to match state law. The separate Planning ADU Permit goes away, ADUs can't be used as short-term rentals, SB 9 side and rear setbacks can drop to 4 feet, and the blanket ban on SB 9 lot splits in historic districts ends. The Planning Commission recommended it unanimously. Tue, Nov 10
How to comment: [email protected] by noon Mon, Nov 9 · Agenda
Kentfield, Greenbrae, Sleepy Hollow and West Marin · On the consent calendar: setting December 8 hearings on trash rate increases from January 1, 2027. Marin Sanitary Service asks for up to 4.54% in unincorporated Ross Valley neighborhoods; Recology asks for up to 4.2% in West Marin, Muir Beach and the Marin coast (Bolinas and Stinson aren't included). Both figures are ceilings. Tue, Nov 10
How to comment: [email protected] by noon Mon, Nov 9 · Agenda
SOUTHERN MARIN
Belvedere · The City Council votes on declaring a local emergency for the 2026–27 El Niño and hears how the City is getting ready for storms and flooding. Mon, Nov 9
How to comment: [email protected], with "Public Comment" in the subject, by 11:59 p.m. Sun, Nov 8 · Agenda
Sausalito · The Planning Commission reviews an ADU update to match state law: up to two detached ADUs on a single-family lot, and no impact fees on the first 750 square feet of a new ADU starting January 1, 2027. Its vote goes to the City Council as a recommendation. Wed, Nov 11
How to comment: [email protected] by noon Wed, Nov 11 · Agenda
ROSS VALLEY
Larkspur · The Planning Commission hears two Floor Area Ratio exceptions for single-family homes: one would enclose a 274-square-foot covered porch as living space, the other adds 430 square feet over two stories. Each would put the house over the city's floor area limit for its lot. Tue, Nov 10
How to comment: [email protected] by 4 p.m. Tue, Nov 10 · Agenda
Ross · The Town Council votes on declaring a local emergency for the 2026–27 El Niño, so the Town can hire contractors and buy pumps, sandbags and other supplies without the usual bidding. Also up: Marin Sanitary Service's 2027 rates, 6.75% higher on January 1. A 32-gallon cart goes up $3.57 a month, to $56.40. Thu, Nov 12
How to comment: [email protected], with "Public Comment" and the item number in the subject, by 4 p.m. Wed, Nov 11 · Agenda
NOVATO & NORTH
Novato · The City Council votes on declaring a local emergency before El Niño storms arrive, plus $440,000 for pumps, generators, flood barriers, sandbags and drainage work. Staff note that a declaration doesn't mean a disaster has happened. Also on the agenda: a $315,660 contract to rewrite the City's hillside and ridgeline rules, including what's allowed for homes already built there. Tue, Nov 10
Next two weeks
All of Marin · The County's free heat pump water heater webinar on Zoom, 6 to 7:30 p.m.: how they work, what to ask a contractor and the incentives that help pay for one. It also covers the Bay Area Air District's coming rules for new gas water heaters. A heater that still works can stay until it fails. Nov 18
All of Marin · The County's virtual El Niño town hall, 6 p.m.: what a strong El Niño can mean here and how to size up your own home's risk. County bulletin. Nov 19
All of Marin · Free sandbags at 36 sites, from Dillon Beach Road to the Sausalito Corps Yard. Bring a shovel; some sites limit bags per household, and the County suggests picking up a few at the hardware store before a storm.
All of Marin · Save AlertMarin's number, 877-627-1411, as a contact. On an iPhone, edit the contact, tap Ringtone and turn on Emergency Bypass so a flood alert rings through Do Not Disturb. Sign up here if you haven't.
All of Marin · Borrow an induction cooktop free for a week from the Marin County Free Library, or a Kill-a-Watt meter to find out what the old fridge in the garage costs to run. Library of Things.
All of Marin · Heads-up: king tides return, highest between 10 and 11:40 a.m. County bulletin. Nov 24–26
Mill Valley · Caltrans keeps closing the northbound 101 ramp to Highway 1 during high tides, and the lower half of the Manzanita Park and Ride stays closed for flooding. Details.
San Anselmo · Winter weather open house, 10 a.m. to noon: flood plain maps, flood gates, sandbag how-to and the downtown flood horn, with Town staff at each table. Nov 14
San Rafael · The City is rewriting its residential parking permit rules, untouched since 2012. Take the survey, or come to a meeting: Thursday, November 12, 5:30 p.m. at the B Street Community Center, or Thursday, November 19 on Zoom. Survey and details. Survey closes Nov 20
Santa Venetia · Emergency work to shore up the Gallinas Creek berm runs through the week of November 23: steel sheetpile where seepage is worst, and sandbags and water-filled barriers elsewhere. Creekside neighbors should expect noise and heavy equipment. Much of the berm sits on private land, so crews can work only where the owner has signed a right-to-enter form, and County staff are going door to door. Questions: [email protected]. Work plan.
Las Gallinas Valley Sanitary District · Public hearing on a 6.84% garbage rate increase: the 32-gallon cart goes from $50.34 to $53.78 a month on January 1, 2027. Staff report. Nov 19
Stinson Beach · The water district is moving septic inspections from every year to every 15 months. You'll get notice by mail and email at least two weeks ahead; clear plants back 24 inches from the hatches, risers and valves. Questions: (415) 868-1333 x100. November newsletter.
PERMIT OF THE WEEK
On a houseboat, the height limit starts at high tide
In unincorporated Marin, a floating home can stand 16 feet tall, measured from the waterline at high tide (County Development Code § 22.32.075). Anything taller needs a Floating Home Exception. One Waldo Point home is asking for one: a 458-square-foot roof deck up a spiral stair, with a 42-inch guardrail that would bring it to 20 feet 5 inches. Houses on land get the same kind of rule: your town's zoning code sets the height limit and the spot where the measuring starts. Ask the planning counter before you sketch a roof deck or a second story.
Waldo Point, near Sausalito · Floating Home Exception · Under review · Project list · Share it from our Instagram
WORD OF THE WEEK
JADU: a junior accessory dwelling unit, up to 500 square feet carved out of a single-family house (an attached garage counts), with its own efficiency kitchen. Under California law, the owner has to live on site only if the JADU shares a bathroom with the main house (Gov. Code §§ 66313 and 66333). It shows up twice this week: in the County's new ADU rules and in a Mill Valley rebuild going to the Planning Commission.
MONEY BACK
Up to $4,680 to trade your lawn for a rain garden
Marin Water pays $2.18 a square foot to replace a lawn with low-water plants, or $3.68 under its Best Practice option (sheet mulch, mostly California natives and a stormwater feature such as a rain garden). Feed that rain garden from a disconnected downspout and Marin Water adds $1 more, while funds last. On the 1,000-square-foot home limit, that's up to $4,680. Apply before you dig: staff visit first, then you have 180 days to finish.
Questions for Marin Water: [email protected] or (415) 945-1527. In Novato and parts of West Marin, North Marin Water pays up to $1.50 a square foot, up to $1,500 for a single-family home; get pre-approved first at (415) 761-8944.
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FROM THE EDITOR
Kim Neumann
Editor & San Anselmo resident
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