Project Description
The applicant requests Coastal Permit and Use Permit approval to convert an existing commercial space to five residential units while expanding an existing convenience store from a 215-square-foot cashier’s stand to a 1,930-square-foot store. The proposed five units will consist of three two-bedroom units ranging from 802 to 843 square feet in size and two one-bedroom units ranging from 591 to 593 square feet in size. One of the residential units would be offered as a low-income household to comply with the County’s inclusionary requirements enumerated in Marin Development Code Section 22.22.020, Table 3-4a.
The proposed project includes complete interior improvements, including demolition of interior partition walls, replacement of existing raised floor with a slab-on-grade system, and other interior remodeling to enable residential use. All proposed interior and exterior remodel of the building would occur within the existing footprint of the building. The existing building height of 25 feet nine inches would remain unchanged.
Proposed exterior alternations include the installation of roof-mounted equipment well, the removal of the existing rear deck, and the installation of a new sidewalk and propane-powered backup generator with an automatic transfer switch to power the entire building, including fuel dispensers and canopies. A new PG&E transformer and main electrical distribution panel is also proposed, which would allow for the installation of a separate meter for each tenant.
Various site improvements would also be entailed in the proposed development, including general grading to accommodate the proposed project, the removal of one Monterey Pine tree 6‐foot diameter breast height, a bike rack and six new water meters, and a 1,000-gallon propane tank to dispense bulk propane to customers and power the generator.
Coastal Permit approval is required under Marin County Local Coastal Program, Implementation Section 20.68.060.G, because the project involves installing a new septic system. A Use Permit is required under the Marin County Local Coastal Program, Implementation Section 20.62.080.D Table 5-3-c because the project involves the creation of multi-family housing in a Coastal Zone. A Use Permit is required under the Marin County Local Coastal Program, Implementation Section 20.62.080.D Table 5-3-e because the project involves the installation of a public utility facility (PG&E) transformer on a private property.
Zoning: C-VCR-B2 (Village Commercial Residential)
Countywide Plan Designation: C-NC (Coastal, Neighborhood commercial/Mixed-Use)
Community Plan: N/A