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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.

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

† 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

   

   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

   
   

   

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).

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.

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

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

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.

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

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

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

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 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.