12012_Draft_Marin_County_Housing_Element

Follow Marin Events

 

• HomeUp800 SurveySB 743 Updating Transportation Impacts Analysis in the CEQA GuidelinesIn California 40% live near major roadsAvailable Housing for Development 201212012_Draft_Marin_County_Housing_ElementMarin Audubon buys 63 Acres of HabitatEast Bay CommutingCA_Air_Resources_Board--Climate_Change_Scoping_Plan_May2014California Air Pollution Control Officers AssociationMarin Homeless Housing Providersdensity bonusMV Affordable Housing demolishedPossible Open Space DevelopmentSR 134 HomesSR Infill HousingSt Vincent •
•  •


2012 17 Sites -- Marin County Housing Element

 

See pdf for maps and better layout and detail

REVISED February 1, 2013  Available at www.marincounty.org/HousingElement

APPENDIX F: SITE INVENTORY PROFILES

Site # 1 Marinwood Plaza 100 Marinwood Avenue


General Plan 100 units HOD (min 30 units/acre) GC (FAR .1 to .4)


Zoning n/a due to HOD CP (Planned Commercial) (30 units/acre)

 Lower income: 85 units Moderate Income: 0 units   Identified HOD site, with PDA designation.

 


Site # 2

Oak Manor

2400 Sir Francis Drake Blvd.

Community

Fairfax


General Plan


10 units (HOD)

GC (FAR .05 to .15) / HOD (min 30

units/acre)

Inventory Assumption

Lower income: 10 units

Moderate income: 0 units

Affordability

HOD policy requires 30 units/acre.

Infrastructure

Yes

Proximity to bus route

0.01 miles

Environmental considerations


Minimal.


Opportunities

Underutilized commercial property on Sir Francis Drake Blvd. HOD site appropriate for mixed use redevelopment up to 10 units.

Residential single family development in progress on parcels behind site.


Site status

Underutilized - Commercial

Commercial complex with a laundromat, Curves gym, 7/11, and 2 vacant storefronts. Large underutilized surface parking area with

an active car repair shop on the corner.


 


Site # 3

California Park

Woodland Avenue

APN

1018-075-1201 etc.

18 contiguous parcels, see Figure IV-6 for details

1.82 acres total

Community

San Rafael

General Plan

50 units (HOD)

MF2 / HOD (min 30 units/acre)

Zoning

n/a

RSP-4

Inventory Assumption

Lower income: 50 units

Moderate income: 0 units

Affordability

HOD policy requires 30 units/acre.

Infrastructure

Yes

Proximity to bus route

0.2 miles

Environmental considerations

No impact due to site disturbance. On SMART right of way, noise considerations for residents.


Opportunities

Vacant lot close to downtown San Rafael, near services and

regional bus. HOD site identified for up to 50 units. Good roadway access.

Site status

Vacant lot. Single owner. Functions as one space.




Site # 4

Old Chevron Station

204 Flamingo Rd.

APN

052-041-41 (Chevron - north)

0.79 acres

Community

Almonte

General Plan

1,700 – 10,000 sq ft max

GC (FAR .05 to .3)

Zoning

21 units

CP

Inventory Assumption

Lower income: 10 units

Moderate income: 0 units


Affordability

CP district allows 30 units per acre.

Affordable housing can exceed the Floor Area Ratio.

Infrastructure

Yes

Proximity to bus route

0.1 miles


Environmental considerations

Traffic impacts on Hwy 1. Potential flood hazard area. Soil contamination remediation would be necessary because of former

gas station. Maximum 30 ft height.


Opportunities

Flat vacant lot on Shoreline Highway (HWY 1). Good location for

small units. Affordable housing allowed at the high end of the CWP density range. Could be scattered development with Site

#14.

Site status

Vacant - Commercial


 


Site # 5

St. Vincent’s/Silveira

St. Vincent’s Dr.

APN

155-011-08

250.26 (55 acres developable)

155-011-28

73.49

155-011-29

20.21

155-011-30

220.67

155-121-16

3.77

Community

St. Vincent’s

General Plan

221 units

PD – Ag & Env resource area


Zoning


n/a

A-2 (Limited Ag., 2acre min lot area)

Inventory Assumption

Lower income: 100 units

Above Mod Income: 121 units


Affordability

CWP policy requires 45% of the total residential development capacity to be for low income housing.

Infrastructure

Yes

Proximity to bus route

0.1 miles

Environmental considerations

Agricultural sensitivity and within the baylands corridor. Some areas subject to RUG policies.


Opportunities

Countywide Plan allows up to 221 clustered units within total site, including 121 market units and 100 additional lower income units.

Residential development allowed on 5% of total acreage.


Site status

Vacant – Public Facility / Agricultural

St. Vincent’s school for boys and church operate on a portion of the site.


 


Site # 6

Easton Point

Paradise Drive, Tiburon

APN

059-251-05

110 acres

Community

Tiburon


General Plan


n/a

PR (1 unit/1-10 acres), SF-6 (4-7

units/acre)


Zoning


n/a

RMP- 0.2 (Res., SF Planned,

1u/5ac), R- 1 (SF Res., 7,500 sq ft min lot area)

Inventory Assumption

Lower income: 0 units

Above Mod income: 43 units

Affordability

None

Infrastructure

Yes, water. Will need to annex sewer.

Proximity to bus route

1+ miles

Environmental

considerations

Partially in ridge and upland greenbelt (RUG).

Average slope 38%.


Opportunities

Stipulated judgment allows entitlement for 43 single-family residential

lots, inclusionary policy will not apply. Proposed guidelines would provide for future home sizes of 5,500 to 8,750 square feet each. Proposed open space and public access improvements include the creation of 59.7 acres of dedicated public open space, a 0.32 acre open space lot, and pedestrian access easements through the site to proposed and existing public open space areas. Undergoing EIR

Site status

Vacant – Residential


 


Site # 7

Tamarin Lane

12 Tamarin Lane

APN

143-190-12

6.54 acres

Community

Blackpoint

General Plan

6 units

SF3 (Single-family, 1 unit/1-5 acres)

Zoning

3 units

ARP-2 (1 unit/2 acres)


Inventory Assumption


Lower income: 0 units

Moderate income: 2 units

Above Mod. Income: 3 units

Affordability

Minimal

Infrastructure

Yes, water. Sanitary septic required.

Proximity to bus route

1+ miles

Environmental considerations


Minimal


Opportunities

Subdivision approved in 2007 for 3 developable lots, two of which must have second units, per conditions of approval.

Site status

Vacant – Residential


 


Site # 8

Indian Valley

1970 Indian Valley Rd.

APN

146-261-21

146-261-22

1.90 acres (7.7 total)

5.66 acres

Community

Indian Valley

General Plan

7 units

SF-3 (Single Family, 1 unit/1-5 acres)

Zoning

7 units

A2-B4 (Limited Ag, 1 acre min lot size)


Inventory Assumption


Lower income: 0 units

Moderate income: 2 units

Above Mod. Income: 3 units

Affordability

Minimal

Infrastructure

Yes, water. Septic found to be feasible.

Proximity to bus route

1+ miles

Environmental considerations


Negative Declaration of Environmental Impacts was granted.


Opportunities

5 new residential lots available for development. Entitlements granted in 2009 for 6-lot subdivision.


Site status

Underutilized – Residential

One unit existing, subdivision did not include residential development proposal.


 


Site # 9

Manzanita

150 Shoreline Hwy

APN

052-371-03

0.56 acres

Community

Almonte

General Plan

1,210 – 8,530 sq ft max

GC (0.05 to 0.35 FAR)

Zoning

n/a

CP (Commercial Planned)

Inventory Assumption

Lower income: 1 unit

Moderate income: 2 units

Affordability

Entitled for 1 affordable unit.

Infrastructure

Yes

Proximity to bus route

0.1 miles

Environmental considerations


Highway noise and portion of property in a flood hazard area.

Opportunities

Vacant site close to 101.


Site status

Vacant – Commercial. Precise development plan for Deli and 3 units approved.


 

Site # 10

Grandi Building

11101 State Route 1

APN

119-234-01

2.5 acres

Community

Pt. Reyes Station


General Plan


(has received entitlements)

C-NC (Coastal Neighborhood

Commercial/Mixed Use, 1 to 20 units per acre, FAR of .3 to .5)


Zoning


n/a

C-VCR:B-2 (Coastal, Village, Commercial, Residential District,

10,000 sq ft mini lot size)

Inventory Assumption

Lower income: 2 units

Moderate income: 0 units

Affordability

Entitled for 2 low income employee units on-site.

Infrastructure

Yes, water. Septic system required.

Proximity to bus route

0.1 miles

Environmental considerations


Septic concerns


Opportunities

Project hads received entitlements for 2 employee units on-site in

addition to the rehabilitation of this old landmark hotel; however entitlements expired. 35,476 existing square feet of development. Project has applied for building permits to renovate the exterior. Employee/affordable housing agreement is required prior to hotel occupancy.


Site status

Underutilized – Commercial Derelict historic hotel shell.

 


Site # 11

650 N. San Pedro

650 N. San Pedro Rd.

APN

180-231-05

5.984 (14.8 acres total)

180-231-06

3.201

180-231-07

1.117

180-231-09

0.727

180-291-04

5.272

Community

Santa Venetia

General Plan

31 units

SF4 (Single Family 1-2 units/acre)


Zoning


15

R-E:B-3 (Res. Estate, 20,000 sq ft min lot size)

Inventory Assumption

Lower income: 0 units

Above Mod. income: 12 10 units

Affordability

Minimal.

Infrastructure

Yes


Proximity to bus route


0.2 miles

Environmental

considerations

Wetlands, steep slopes, tree removal, visual impacts, traffic,

drainage, community compatibility, and biological resources.


Opportunities

A subdivision was approved with 10 units in 2012. application was

submitted in October 2006 to develop the property with 12 residences and 2 second units. In June 2012 the Board of Supervisors denied the subdivision, but recommended the applicant resubmit with new information for a similarly sized project.


Site status

Underutilized – Residential

One existing single-family residence





Site # 12

Golden Gate Seminary


Seminary Drive

APN

043-261-25

043-261-26

48.45 acres (partially developed)

25.12 acres

Community

Tiburon

General Plan

n/a

MF-2 (1-4 units/acre)


Zoning


n/a

RMP-2.47 (Multiple planned, 2.47 units/acre)

Inventory Assumption

Lower income: 25 units

Above Mod. income: 20 units

Affordability

Developer contemplating ‘employee directed housing’

Infrastructure

Yes

Proximity to bus route

1+ mile

Environmental considerations


Traffic and visual impacts.


Opportunities

1593 multi-family un-extinguished units under existing master plan. Owner revising an application for master plan amendment and development proposal.


Site status

Underutilized – Residential

Partially developed site with 103 existing units. Golden Gate Baptist Seminary operating educational and residential uses.


Site # 13

Oak Hill School

441 Drake Ave.

APN

052-140-36

3.87 acres total

Community

Marin City


General Plan


15 units

MF-2 (Multi-Family 1-4 units/acre

)


Zoning


15 units

RMP-4.2 (Res. MF Planned, 4.2

units/acre)

R-E:B-3 (Residential Estate, 20,000 sq ft min)

Inventory Assumption

Lower income: 15 units

Moderate income: 0 units


Affordability

Likely as property owner, Marin City Community Development

Corporation, is interested in adding housing to existing uses.

Infrastructure

Yes.

Proximity to bus route

0.2 miles

Environmental considerations


Potential stream conservation area, large trees.


Opportunities

Site is adjacent to established neighborhood, close to community center and retail services. Large lot with small existing footprint.

Site status

Offices of Marin City Community Development Corporation.



Site # 14

Armstrong Nursery

217& 221 Shoreline Hwy.

APN

052-016-17

052-016-18

052-016-19

0.05 acres (1.77 Total)

0.77 acres

0.95 acres

Community

Almonte


General Plan

35 units if affordable housing 10 units if moderate or above

NC (1-20 units/acre, .05-.4 FAR)

Zoning

10.6 units

RMPC-6 (6 units/acre)

Inventory Assumption

Lower income: 0 units

Moderate income: 30 units


Affordability

Likely. General plan land use for affordable housing is 20 units per acre. 35 affordable units feasible per land use.

Infrastructure

Yes

Proximity to bus route

0.2 miles

Environmental

considerations

Traffic Impacts on Hwy 1. Stream Conservation Area - Coyote

Creek. Potential flood hazard area.


Opportunities

Underutilized, large surface lot and small retail on Shoreline

Highway (HWY 1). Affordable housing allowed at the high end of the general plan density. Affordable housing providers have expressed interest in the site. Locate development within the existing footprint to minimize impacts.

Site status

Vacant/Underutilized– Commercial

 


Site # 15

Inverness Valley Inn

3275 Sir Francis Drake Blvd.

APN

12-340-11

112-340-18

10.69 acres (26.8 total)

16.10 acres

Community

Inverness


General Plan


See opportunities

C-SF3

C-RC


Zoning

C-RSP – 0.33

C-RCR

Inventory Assumption

Lower income: 20 units

Moderate income: 0 units

Affordability

Non-profit housing group in negotiation with owner.

Infrastructure

Yes

Proximity to bus route

Environmental considerations

Minimal impact as proposal is to repurpose existing hotel for permanent residences.


Opportunities

Reuse of existing hotel. Well situated to serve local workforce in proximity to West Marin jobs.

Site status

In negotiation. Funding sources identified.


Site # 16

Grady Ranch

Lucas Valley Road

APN

164-310-15

86.7 acres (24039 total*)

164-310-17

38.0 acres

164-310-19

105.1 acres

*Acreage by Assessor’s Map

not necessarily accurate

Community

Lucas Valley

General Plan

24039 units

PR 1 unit/1-10 acres

Zoning

43 units

RMP 0.031 and 0.379

Inventory Assumption

Lower income: 240 units

Moderate income: 0 units

Affordability

Being proposed.

Infrastructure

No

Proximity to bus route

4 miles

Environmental considerations


Road access intersects creek.


Opportunities

Skywalker PropertiesProperty owner has announced intent to study affordable housing development potential on site. Master plan for 114 units was previously approved.

Site status

Vacant.

 


Site # 17

Roosevelt

30 Roosevelt St.

APN

179-124-08

0.18 acres

Community

Santa Venetia

General Plan

1 unit

SF-6 (Single Family, 4-7 units/acre)


Zoning


1 unit

R-A:B-1 (Residential, 6,000 sq. ft.

min lot area)

Inventory Assumption

Lower income: 2 units

Moderate income: 0 units

Affordability

Most likely, due to public ownership

Infrastructure

Yes

Proximity to bus route

0.2 miles

Environmental considerations


Minimal

Opportunities

County owned property; flat lot in residential neighborhood.

Site status

Vacant - Residential



Figure IV-2: Regional Needs Housing Allocation, 2007-2014 Planning Period


City

NEW CONSTRUCTION NEEDED

BY INCOME CATEGORY


Very Low (0-50% AMI)†


Low (51-80%

AMI)


Moderate (81-120% AMI)

Above

Moderate (120%+ AMI)


2007-2014

Total


2000-2007

Total

Belvedere

5

4

4

4

17

10

Corte Madera

68

38

46

92

244

179

Fairfax

23

12

19

54

108

64

Larkspur

90

55

75

162

382

303

Mill Valley

74

54

68

96

292

225

Novato

275

171

221

574

1,241

2,582

Ross

8

6

5

8

27

21

San Anselmo

26

19

21

47

113

149

San Rafael

262

207

288

646

1,403

2,090

Sausalito

45

30

34

56

165

207

Tiburon

36

21

27

33

117

164


Unincorporated


183

91 ELI, 92 VL


137


169


284


773


521

Total

Marin County


1,095


754


977


2,056


4,882


6,515

† Extremely Low Income (ELI) units are assumed to be 50% of the Very Low (VL) income RHNA figure, or 91 units, for the unincorporated County.

Source: http://www.abag.ca.gov/planning/housingneeds/pdfs/Final_RHNA.pdf; and Marin County Community

Development Agency

  1. Site

    #

    Site Name

    & Address

    Parcel Acres

    Total Acres


    CWP Land Use


    Zoning

    ELI, VL, L


    M / AM


    Notes

    Property APN

    A: Affordable housing sites – 30 units per acre, or Countywide Plan policy


    #1


    Marinwood Plaza 100 Marinwood Ave

    164-471-64

    0.449


    4.75


    HOD / GC

    30 units/acre


    CP

    30 units/acre


    85


    0

    HOD. Affordable housing required by CWP policy.

    Non-profit developer in contract. Single ownership.

    164-471-65

    1.934

    164-471-69

    0.809

    164-471-70

    1.561


    #2

    Oak Manor

    2400 Sir Francis Drake Blvd

    174-011-3236

    0.527


    1.58


    HOD / GC

    30 units/acre


    C1

    30 units/acre


    10


    0


    HOD. Affordable housing required by CWP policy

    174-011-33

    1.057


    #3


    California Park Woodland Avenue

    018-075-01

    0.267


    1.821.

    56


    HOD / MF2

    30 units/acre


    RSP-4

    4 units/acre


    50


    0


    HOD. Affordable housing required by CWP policy.

    Single ownership.

    018-075-12

    0.269

    018-075-14

    0.067

    018-075-15

    0.041

    018-075-17

    0.045

    018-075-18

    0.042

    018-075-19

    0.174

    018-075-20

    0.044

    018-075-21

    0.043

    018-075-22

    0.042

    018-075-27

    0.029

    018-086-0817

    0.106175

    018-086-10

    0.188

    018-086-11 (17)

    0.058

    018-086-13

    0.046

    018-086-14

    0.271

    018-086-15

    0.044

    018-086-16

    0.047


    #4


    Old Chevron Station 204 Flamingo Rd.


    052-041-4142


    0.79


    0.79


    GC

    30 units/acre


    CP

    30 units/acre


    10


    0

    30 units/acre zoning. Reduced to

    contemplate larger units & amenities on site.


    #5


    St. Vincent's & Silveira St. Vincent’s Dr; Silveira Parkway

    155-011-08

    250.26


    1,110


    PD-Agriculture and Env Resource.


    A2


    100


    121

    221 units, including affordable housing requirement specified in CWP policy.

    Two property owners. % of development potential for each is

    indicated in CWP.

    155-011-28

    73.49

    155-011-29

    20.21

    155-011-30

    220.67

    155-121-16

    3.77

    image

    Figure IV-6: Available Land Inventory Summary – Remaining Units


     


    Site

    #

    Site Name Property APN CWP Land Use Zoning ELI, M / AM Notes

    & Address VL, L

    B: Entitled Existing projects, not yet submitted building permits


    #6

    Easton Point

    Paradise Drive 059-251-05


    110

    110 PR, SF-6 RMP-0.2,

    4-7 units/acre R-1


    0


    43


    Entitled/ Sstipulated judgment.

    Entitled 2007 with condition for 2

    #7

    Tamarin Lane

    12 Tamarin Lane 143-190-12

    6.54

    6.54 SF-3 ARP-2

    1 units/1-5 acres

    0

    5

    second units required. Extension

    approved.


    #8

    Indian Valley 146-261-21

    1970 Indian Valley Rd 146-261-2228

    1.9

    5.66

    7.7 SF-3 A2-B4

    1 units/1-5 acres 1 acre lot min


    0


    5 Entitled 2009. Extension approved.


    #9

    Manzanita mixed use

    150 Shoreline Hwy 052-371-03


    0..58

    0.563 GC CP

    30 units/acre 30 units/acre


    1

    2 Entitled 2011 with condition for 1 affordable unit.


    #10

    Grandi Bldg 119-234-01

    11101 State Route 1


    2.5

    2.5 C-NC C-VCR-B2

    20 units/acre


    2

    0 Entitled with condition for 2 affordable units.

    #11 650 N. San Pedro 180-231-07 1.117 16.3 SF-4 20,000sft min 0 10 Entitled 2012 for 10 units.

    650 North San Pedro 180-231-09 0.727 1-2 units/acre lot area

        1. 5.984

        2. 3.201 RE-B3

    180-291-04

    Parcel

    Total

    Acres

    Acres

    5.272

    Second Units Projected – 20 second units projected per year (Jan 2012- July 2014) 3018 2012

    A+B: Affordable housing and entitled projects Inventory 288274 196198

    Unit Development Inventory Jan ’07-Dec 2011 (Fig. IV-4) 9192 225238

    Subtotal Available Land Inventory A+B and Building Permits to date (Fig. IV-4) 379366 421426

    Regional Housing Need Allocation (2007-2014) 773 units 320 453

    #10 Grandi Bldg 119-234-01

    11101 State Route 1


    2.5


    2.5

    C-NC C-VCR-B2

    20 units/acre


    2


    0

    180-231-05

    5.984

    650 N. San Pedro 180-231-06

    3.201 RE-B3

    #11 650 North San Pedro 180-231-07

    [Moved up to B: Existing

    1.117 16.3 SF-4 20,000sft min 0 1210

    1-2 units/acre

    Projects] 180-231-09

    0.727 lot area

    180-291-04

    5.272

    043-265261-25

    48.45

    Seminary Dr. 043-265261-26

    25.13 1-4 units/acre RMP-2.47 25 20

    #13 Oak Hill School

    441 Drake Ave


    052-140-36

    3.87


    3.87

    MF-2 RMP-4.2

    1-4 units/acre RE-B3


    15


    0

    Armstrong Nursery

    052-061-17

    0.056

    #14 217 & 221 Shoreline

    052-061-18

    0.776

    1.77

    NC RMPC-6

    0

    3010

    Hwy

    052-061-19

    0.957

    20 units/acre

    #15 Inverness Valley Inn 112-340-11

    10.69

    26.81 C-SF3 C-RSP-0.33 20 0

    3275 Sir Francis Drake 112-340-18

    16.10914

    .9 4.9 C-RC C-RCR

    C: Additional potential sites


    Entitlement expired for 2 affordable units.


    Application submitted, rezoning denied with request for resubmittal to adjust unit siting. Environmental review certified by BOS June 2012.



    #12 Golden Gate Seminary


    73.57 MF-2

    Applicant developing proposal for faculty housing and market rate development

    Non-profit owner pursuing housing partner

    20 units/acre 2007 general plan for affordable housing per development code incentive


    Non-profit developer in contract


    #16


    Grady Ranch Lucas Valley Rd.

    164-310-15

    164-310-17

    164-310-19

    86.7

    38.0

    105.1


    22924

    0 **


    PR

    1 unit/acre

    RMP-0.031

    RMP-0.031 RMP-0.379


    240


    0


    Owner pursuing development plan for all affordable housing project.


    #17


    Roosevelt Street 30 Roosevelt


    179-124-08


    0.18


    0.18


    SF-6

    4-7 units/acre


    RA-B1


    2


    0

    County owned single family

    property, dedicated for affordable housing.

    C: Additional potential Subtotal

    302284

    6230


    Total Available Land Inventory Total (A+B+C)


    379558

    42122

    8


    Available Land Inventory + Unit Development Inventory Jan ’07-Dec 2011 (Fig. IV-4)


    681650

    48346

    6

    **Acreage by Assessor’s Map, acreage not necessarily accurate.

    Description of Affordable Housing Opportunity Sites

    The sites below are discussed specifically to highlight their capacity for affordable housing. Sites identified with only market-rate capacity are not discussed below but are fully analyzed in Appendix F: Site Inventory Profiles.

    Affordable housing sites (#1 through #5) Site #1 Marinwood Plaza

    This 4.75-acre infill site is an under-utilized commercial center with a recently revitalized grocery

    store. A large regional non-profit housing provider is in contract to develop primarily affordable housing, with an anticipated entitlement date of mid-2013. The preliminary precise development plan includes retention of the existing market, demolition of adjacent commercial uses, and use of a majority of the acreage for affordable housing. The Countywide Plan land use is General Commercial (FAR .1 to .4), and the site is subject to the Housing Overlay Designation (HOD), which requires residential development at a minimum of 30 units per acre, up to 100 units for this site. The underlying mixed use zoning on this HOD site, Commercial Planned (CP), allows residential uses accessory to the primary commercial use up to 30 dwelling units per acre. A lengthy community planning process resulted in a guiding principles document which was accepted by the Board of Supervisors in 2007, and identifies desired project components such as a neighborhood market and ancillary retail, housing types and affordability, and site design. The site is adjacent to the Hwy 101 corridor, close to transit, services, and employment centers.


    Development and Funding Opportunities and Incentives

    The Marinwood site is an excellent location for a 4% tax credit project. The site is located in the award winning Dixie School District, close to the Marinwood Community Center, which offers

    community amenities and services and in the proximity of major employers including the County

    of Marin, Autodesk and Kaiser Permanente. Because of the high level of affordability required on HOD sites, the County is offering development standard adjustments, such as parking, floor area ratio, height and fee reductions as well as funding from local sources. The County currently has set aside $484,000 in local transportation funds to improve pedestrian and bicycle access to the site and intends to grant funds from the Housing Trust toward the project. The site is within the County’s Priority Development Area6 (PDA) and may be eligible for certain funding based on this designation.


    Site #2 Oak Manor

    This 1.58-acre site is an underutilized commercial center on the major east-west thoroughfare in unincorporated Fairfax. The site is located near transit, services and schools. The Countywide Plan assigned the Housing Overlay Designation (HOD) to this site which requires residential development at a minimum of 30 units per acre, up to 10 units at this site. The HOD requires 50% of residential development to be affordable to low and very low income households and any new development must include a residential component. The underlying mixed use zoning on this HOD site, Retail Business (C1), allows residential uses accessory to the primary commercial use up to 30 dwelling units per acre. Design review would be required on this site and could be accomplished within the planning period. Current uses include an auto repair


    image

  2. Priority Development Area designation refers to the FOCUS program, a regional development and conservation strategy that promotes a more compact land use pattern for the Bay Area. FOCUS is led by the Association of Bay Area Governments (ABAG) and the Metropolitan Transportation Commission (MTC), with support from the Bay Area Air Quality Management District (BAAQMD) and the Bay Conservation and Development Commission (BCDC).

image shop, a convenience store and a laundry mat as well as a closed pizza restaurant and two other vacant retail spaces. Undeveloped and underutilized land suitable for development is very rare in the community which increases the likelihood of development. The site has a large underutilized parking lot and redevelopment could occur above or to the side of the existing commercial use, or the site could be completely redeveloped with commercial space and housing. Residential use is encouraged and required by the Countywide Plan in the case of redevelopment or major remodel.


Development and Funding Opportunities and Incentives

As with site #1 this is a HOD site. Due to the high level of affordability required, the County is offering development standard adjustments, such as parking, floor area ratio, height and fee reductions as well as funding from local sources. The County would intend to grant funds from the Housing Trust when an affordable housing developer is identified. A small special needs project could be appropriate on the site and given the proximity to amenities it could be eligible for State funding such as 9% tax credits.


Site #3 California Park

This vacant 1.82 acre site is comprised of 18 contiguous assessor’s parcels under single ownership. The land is adjacent to the SMART right of way and close to retail, community uses and bus service. The site is also across the street from low density residential uses in a pastoral setting. Per the HOD policy, this site could accommodate up to 50 units of housing at 30 units per acre, with at least 50% affordability. The underlying zoning on this HOD site is a Residential Single-family Planned district. Entitlement actions would include a county-initiated rezone, and design review, which could be accomplished concurrently prior to the end of the planning period. Affordable housing is not subject to master plan or precise development plan requirements.


Development and Funding Opportunities and Incentives

Due to the high level of affordability required, the County is offering development standard adjustments, such as parking, floor area ratio, height and fee reductions as well as funding from

local sources. Because the site abuts the SMART right of way, a project would require careful

design to buffer noise and particulate matter from any future rail activity. It should be noted, however, that the SMART project currently does not have funding or a schedule to develop this segment of track. The County would intend to grant funds from the Housing Trust when an affordable housing developer is identified.


Site #4 Old Chevron Station

This 0.79-acre vacant site is located near transit, across the street from a retail center, including a pharmacy and adjacent to residential neighborhoods. The Countywide Plan land use designation is General Commercial (FAR .05-.3). The mixed use zoning on this site, Commercial Planned (CP), allows residential uses accessory to the primary commercial use up to 30 dwelling units per acre. Affordable housing is not subject to master plan or precise development plan requirements, and is also considered a primary use in this district. Design review would be required in this mixed use district.


Development and Funding Opportunities and Incentives

The site is under the same ownership as site #14 (Armstrong Nursery). A scattered site development with site #14 could be pursued to increase project feasibility. Funding sources could include 4% tax credits, and local sources including Housing Trust, CDBG and HOME funds.

Site #5 St. Vincent’s & Silveira

The St. Vincent’s and Silveira properties include approximately 1,100 acres of mostly agricultural land in the City Centered Corridor between the cities of San Rafael and Novato. The land is adjacent to Hwy 101, and bisected by the SMART rail line, and bordered by residentially developed areas on two sides. The site is located in the vicinity of the Civic Center with proximity to medical services and retail. The current uses of the site include a private school, non-profit facilities, and agricultural uses. The lots are owned by two parties, and the development potential is split between them.


The 2007 Countywide Plan assigned development potential of 221 residential units clustered on 5% of the total acreage, including up to 121 market units and 100 affordable units. The Countywide Plan land use is Planned District, Agricultural and Environmental Resource areas. A rezoning of the site to allow greater residential densities is anticipated, and would occur concurrently with the application process. The Countywide Plan requires a master plan for this site (SV-2.2 and 2.5), which will require analysis and public vetting. Most likely, this would be a partnership involving a for-profit residential developer with a non-profit housing partner, and possibly the inclusion of a public partnership. The county’s standard submittal requirements for master plans include an affordable housing plan, which must indicate the construction schedule and phasing of any required affordable units. All affordable housing units and other phases of a development shall be constructed prior to, or concurrent with, the construction of the primary project, unless the review authority approves a different schedule. A subdivision map and precise development plan would be required.


Residential development opportunity at St. Vincent’s & Silveira has been in place since the development of the 2007 Countywide Plan. It is considered an affordable housing site in this Housing Element because affordable and workforce housing are a primary component of the general plan objectives and policies specific to the properties7. A project without a significant affordable component would be inconsistent with the Countywide Plan and likely unfavorable to the Board of Supervisors. One hundred affordable housing units will support the financial feasibility of a project and be consistent with the Plan. Given the magnitude of the acreage, appropriate rezoning will occur when the development boundary is defined by a project application.


Development and Funding opportunities and Incentives

In 2008, a senior project including different levels of care from independent living to assisted living complimented with affordable workforce housing was considered for this site. Shuttle services and alternative transportation were also contemplated to maximize the development potential.


The site is eligible for a number of incentives offered to affordable housing, including the Affordable Housing Combined Zoning District that will allow up to 30 units per acre, fee waivers, and development standards adjustments. The site would be competitive for a HUD 202 project, and eligible for local funding sources including CDBG, HOME and Housing Trust.


image


7 Marin Countywide Plan, Built Environment Chapter, Policy SV-2.3 Allow for a Mix of Uses. … Residential development should emphasize workforce and senior housing, especially for very low or low income households, and special needs housing, rather than large estates. Also see Policies SV-2.4, 2.5 and 5.1. http://www.co.marin.ca.us/depts/CD/main/fm/cwpdocs/CW P_CD2.pdf

image

image Existing Entitled pProjects, not yet submitted for building permits (#6 through #1011) 8

image

image Sites #6 through #1011 have received planning entitlements for residential uses. The projects will require vesting of any tentative maps, building permits, and possibly design reviews. Approved projects for sites #6, #7, and #8, and #11 are projected to be market rate. Sites #9 and #10 havehas been conditioned to include affordable units within the development.


image Additional potential sites (#11 through #17)

Site #11 650 North San Pedro Road

This 16 acre site is located on a hillside at the far end of a residential neighborhood. An application has been approved submitted for 102 primary residential dwellings and 2 second units. In June 2012, the Board of Supervisors certified the Environmental Impact Report, but issued a ‘no-fault’ denial of the project, primarily due to the unit siting. The Board requested that the applicant re-apply for a similarly sized project with a revised site design within 12 months.


Development and Funding Opportunities and Incentives

The permitted density allows over 20 units per acre, however the project would benefit from a zoning change from a conventional zoning district to a planned district in order to cluster development on developable portions of the site. This is not an affordable housing site, therefore subsidy is not contemplated.

Site #10 Grandi Building

The Grandi Building is a vacant historic hotel structure in Pt. Reyes Station. Entitlements to restore the hotel and provide on-site employee housing have expired, however the applicant is still pursuing development potential.


Site #12 Golden Gate Seminary

This 73.57-acre underutilized site is located along Richardson Bay in a residential setting. Current uses include student dormitories, a playing field, instructional buildings, and a chapel; however large parts of the site are undeveloped. The Countywide Plan land use designation is Multi-Family-2 (1-4 du/ac) and there is an approved master plan with un-extinguished

image entitlements for 15393 multi-family units. The property owner has submitted an application for a community plan amendment, master plan amendment and precise development plan for further

development of this site.


 

Development and Funding Opportunities and Incentives

The currentA recent development proposal includeds replacement of student dormitories with new student and faculty apartments. A portion of the site is was also proposed for private,

market rate housing. Approximately 120 new units are being considered. The assessor’s

parcels are under single ownership. If affordable housing is considered, funding opportunities could include the Workforce Housing Trust Fund, or other local sources such as CDBG, HOME

and the Housing Trust.

8 As of January 2013, during the public review of the Housing Element, Site #10, Inverness Valley Inn, was purchased by a hotel operator, thereby eliminating the opportunity for housing conversion within the planning period. Site #11, 650 San Pedro Road, was approved for a 10 unit above market subdivision. This site was elevated in the Figure IV-6 to the Existing Projects section to reflect the change in status. For simplicity, site numbers will not be revised at this time,

despite the removal of Inverness Valley Inn from the Inventory.


Site #13 Oak Hill School

This 3.87-acre site is within a residential neighborhood and located near transit, schools and services, including a senior center, community center and a park. It is owned by a non-profit Community Development Corporation who uses the existing historic home, carriage house, and driveway accesses for their offices and service areas. They are currently talking with local non- profits to explore opportunities for adding housing to the site.


The Countywide Plan land use designation Multi-family 2 (1-4 units per acre), and zoning is is General Commercial (FAR .05-.3) and Multi -Family Planned (12.54 du-acunits per acre). Because of the existing uses and environmental site constraints, it could accommodate approximately 10 units of affordable housing. Development of a rental project on the perimeter of this site would require further site analysis and design review.


Development and Funding Opportunities and Incentives

This site meets the location criteria for a 9% tax credit project (a small development for seniors of similar size was recently awarded tax credits in an unincorporated community). Also feasible

on the site may be a homeownership development for very low income families, or a small

rental project to serve single adults in transition. Housing Trust funds could also be available for this type of development.


Site #14 Armstrong Nursery

This 1.77-acre underutilized site is located near transit, services, including a pharmacy, retail and recreational facilities. The lot is disturbed with asphalt paving and sits on the south edge of a neighborhood retail center. The Countywide Plan land use is Neighborhood Commercial (1-20

image du/ac, .05-.4 FAR), which would allow 10 units of market rate housing or 35 units of affordable housing. The property owner has expressed support for the inclusion of this site in the Housing

Element. Affordable housing providers have expressed interest in this site for future

development. Because the allowable density per zoning (up to 20 units per acre) is less than the County’s default density, the site is not represented in the lower income category of the Site

Inventory (Figure IV-6). The Residential Multiple-Family Planned Commercial (RMPC) zoning

district would require a precise development plan or design review for a residential project. A mixed use project would also be allowed on this site with similar review process. This site is in a 100-year flood zone and therefore the design would have to include appropriate features such as avoiding habitable space below the base flood elevation.


Development and Funding Opportunities and Incentives

The permitted density would accommodate the minimum number of units identified as feasible by larger regional non-profits. The site is under the same ownership as site #4 and a scattered

site development could be pursued to increase feasibility. There is existing infrastructure on the site. The location is impacted by severe traffic conditions; and a program in the transportation

section of the Countywide Plan limits development to the low end of the density range. However, as a way to encourage affordable housing, deed restricted housing for low and very

low income households is exempt from this provision. The Armstrong site offers an excellent location for a larger non-profit affordable housing developer for a 4% tax credit development or if a new grocer is identified, a 9% tax credit development. Other funding could include local

sources including Housing Trust, CDBG and HOME funds.

Site #15 Inverness Valley Inn

Inverness Valley Inn is a 15-acre, 20 unit lodging facility near the Point Reyes National Seashore and Tomales Bay. A non-profit developer is seeking to convert the Inn to permanent

affordable housing. The current use is commercial and Coastal Act policies control the conversion of visitor service facilities to residential uses. The County’s Local Coastal Plan is currently under review, and policies are under consideration which will encourage and facilitate affordable housing for the local workforce. The Coastal-Resort Commercial Recreational (C- RCR) and Coastal Residential Single –family Planned (C-RSP) zoning districts will likely require this a project at this site to include a County-initiated rezone and Local Costal Plan amendment to allow residential uses on the recreational zoning acres. A coastal permit and design review would also be required.


Development and Funding Opportunities and Incentives

All of the guest rooms (except for Room 1 which was the former office) are equipped with a kitchenette and a full bath, making them easily converted into residential units. While a proposal

to convert the Inn is no longer on the table, lLocal funding has had been committed from the County in the form of CDBG funds and the Marin Workforce Housing Trust and a letter of intent

for a loan has had been issued by the Marin Community Foundation.


Site #16 Grady Ranch

image This 240 239- acre site is located in a suburban foothill setting, abutting large single family residential lots and vast open space. The property was the subject of an extensive expansion plan for Lucasfilm’s digital film studios. After withdrawal of that application, the property owner Lucasfilm has entered into an exploratory relationship with the Marin Community Foundation to

evaluate the development potential for 200 units of affordable housing on the site. There are significant infrastructure deficiencies such as lack of water and sewer. However, information and plans from the previous proposal may be applicable to a new residential proposal. Prior to the Lucasfilm proposal, the property had an approved master plan which had approved 114 units on the property. The site’s zoning is Residential Multiple-family Planned (RMP) where residential uses are principally permitted. A subdivision map and design review would be required.


Development and Funding Opportunities and Incentives

The project will require significant infrastructure and roadway improvements. A 4% tax project image may be feasible. Likely funding would come from Lucasfilmthe property owner, the Marin

Community Foundation, and local sources like CDBG, HOME and the Housing Trust Fund.


Site #17 Roosevelt

This 0.18-acre vacant lot is owned by the County and designated for affordable residential use. It is located in a residential neighborhood near transit, schools, parks, a community center, a market and a major employment center. The General Plan land use designation is Single Family (4-7 du/ac). No planning entitlements would be required for this conventionally zoned property, as long as the unit does not exceed 4,000 square feet and development standards are adhered to. Applicants could proceed with a building permit.


Development and Funding Opportunities and Incentives

It is likely that this site would be donated to a small non-profit developer or a regional developer with an emphasis on homeownership. A deed restricted primary and secondary unit are

anticipated on the site. Funding would likely come from local sources, including the County’s

Housing Trust, CDBG and the Marin Workforce Housing Trust.


Questions?
Info@MarinInfo.org