The applicant proposes to construct a new residential care facility and five affordable housing units on the property, as discussed in additional detail below.
The residential care facility would have a total of 126 apartments; of these 75 would be assisted living apartments and 51 apartments would be either assisted living or independent living apartments, as determined by the facility owner before construction begins. The five affordable housing units would be provided in addition to the 126 apartments. Two buildings are proposed on the site, including a main building and an attached memory care building. The main building would have a floor area of 775,937 square feet as well as an additional 22,952 square foot subterranean garage. The memory care building would have a floor area of 25,853 square feet. Four of the five affordable housing units would be 740 square feet each and the fifth would be 760 square feet, for a total of 3,727 square feet, and would be located on the ground floor of the memory care building. The total floor area proposed on the property would be 101,794 square feet, not counting the subterranean garage, resulting in a 24.5 percent floor area ratio.
The main building would be three stories tall and approximately 38 feet, six inches in height, as measured from natural grade (31 feet, eight inches above finished grade). An interior courtyard would be located in the central portion of the main building; terraces are proposed on the second story of the front elevation; and a small roof deck is proposed on the uppermost level of the structure. The main building would be connected to the memory care building via a breezeway. The proposed setbacks, from the exterior walls to the property lines, are as follows: 120 feet from the eastern (front) property line; 104 feet from the northern (side) property line; 98 feet from the western (rear) property line; and more than 300 feet from the southern (side) property line.
The memory care building would be two story tall and approximately 31.5 feet in height, as measured from natural grade (30 feet above finished grade). Apartments are proposed to be dispersed around the perimeter of the building, which is designed to feature an interior courtyard. The proposed setbacks, from the exterior walls to the property lines, are as follows: 48 feet from the eastern (front) property line; more than 300 feet from the northern (side) property line; 146 feet from the western (rear) property line; and 125 feet from the southern (side) property line. The five affordable units would be located on the ground floor of the memory care building.
The buildings are proposed to be constructed out of natural materials in subdued earth tone colors, including natural wood siding, beige stucco, and stone veneer columns. The retaining walls are proposed to consist of a combination of stacked block walls (around the perimeter of the new bioswale, proposed on the front portion of the project site) and tan colored concrete walls (around the rear perimeter of the new buildings, as well as along the newly proposed access driveway). The proposed paving materials include a concrete driveway, beige colored integral concrete pathways and patio areas, and porcelain pavers at entryways and patio areas.
In addition to the construction of the new buildings, the project proposal includes the construction of a new entrance driveway, vehicular bridge across Miller Creek, new surface parking areas, storm drainage system, retaining walls, a landscaped berm, and the installation of utilities and landscaping. The proposed storm drainage system would include a series of catch basins, rain wash drainage pipes, and bio-retention basins. The proposed retaining walls, which would be located along the new driveway and behind the new buildings, would range in height from four to 13 feet along the newly proposed access driveway and one to six feet around the perimeter of the proposed buildings. The berm would be developed for an undetermined length east of the driveway in front of the northern portion of the main building. It would reach a height of approximately 24 feet above natural grade and eight feet above the surface of the driveway. Altogether, the proposed development would include 20,300 cubic yards of cut and 20,300 cubic yards of fill, with no off-haul proposed.
The applicant proposes to dedicate a pedestrian and bicycle easement to the County of Marin, with a minimum width of 12 feet, across the property from the entrance on Marinwood Avenue to the southerly property line and to construct a sidewalk and pedestrian and bicycle pathway integrated into the project driveway from the residential care facility, across Miller Creek, to the existing end of Marinwood Avenue.
The landscape plan for the project includes new shrubs and trees along the new entrance driveway, as well as restorative planting using Marin County native plants, around the perimeter of the project site. A total of 50 trees would be removed to accommodate construction of the project, principally in the bridge area, 39 of which are considered protected trees under County code. The landscape plan includes a comprehensive tree replacement plan, entailing a two to one replacement ratio for those trees being removed. In addition, the proposed landscape plan includes restoration planting of a seasonal wetland that will be impacted as a result of construction of the newly proposed access bridge. The restoration planting would be located adjacent to the stream that would be impacted by the bridge.
The conceptual lighting plan for the project includes new pole lights, along the entrance driveway, bollard lights along the perimeter pathways surrounding the new buildings, and wall mounted downlights on the buildings.
Master Plan Amendment approval is required because the project does not conform to the approved Oakview Master Plan. Specifically, there are three modifications to the Master Plan proposed by the applicant, as listed below:
- Increasing the floor area of the residential care facility above the allowable 94,400 square feet by 7,394 square feet to a total of 101,794 square feet.
- Reducing the total number of approved “units” from 150 to 126 and providing more flexibility to choose between independent and assisted living.
- Adding five new affordable housing units to the development.
Design Review approval is required because the project is in a Planned Zoning District.
Tree Removal Permit is required because the project would entail the removal of 39 mature, healthy, native trees that are protected under County code.
Zoning: RMP-1.38 (Residential, Multi-family Planned, 1.38 units/acre)
Countywide Plan Designation: PR (Planned Residential, 1 unit/1-10 acres)
Community Plan (if applicable): n/a