Ocean Avenue LLC Coastal Development Permit, Conditional Use Permit, and Lot Merger (P6098)

The applicant requests approval of a Coastal Development Permit and a Lot Merger to merge two parcels into a single legal lot of record within the unincorporated community of Bolinas. The applicant also requests approval of a Coastal Development Permit and Conditional Use Permit to authorize the construction of a single-family residence and associated improvements on the resulting merged lot. These approvals appear to be subject to Senate Bill 330 (the Housing Crisis Act of 2019) because the project involves the construction of a new single-family residence and an accessory dwelling unit and a preliminary application was submitted on December 12, 2025, and the final application was submitted within the 180-calendar-day period from the date the  preliminary application was received required by Senate Bill 330.

The request for Coastal Development Permit and Lot Merger approvals would authorize the merger of two vacant, contiguous parcels held under common ownership into a single legal lot of record. The subject parcels include Assessor’s Parcel Number 193-162-11, as described in the Grant Deed recorded under Document Number 2024-0016596, containing approximately 1.87 acres (81,457 square feet) and subject to the C-OA (Coastal, Open Area District) zoning designation, and Assessor’s Parcel Number 193-172-04, as described in the Grant Deed recorded under Document Number 2023-0012720, containing approximately 2.45 acres (106,722 square feet) and subject to the C-RA-B2 (Coastal, Residential Agricultural District, combined with the Coastal Minimum Lot Size “-B2” Combining District) zoning designation. Assessor’s Parcel Number 193-172-04 has been commonly identified as 20 Ocean Avenue, Bolinas. The proposed merger of the subject parcels would result in a single legal lot of record containing approximately 4.32 acres (188,180 square feet).

The request for Coastal Development Permit and Conditional Use Permit approvals would authorize the construction of a new 1,672-square-foot detached single-family residence and an on-site wastewater treatment (septic) system on the portion of the merged lot subject to the C-OA zoning designation. The remaining improvements include a detached 968-square-foot Category 2 Accessory Dwelling Unit (ADU), an 869-square-foot parking structure, and the relocation of a water meter. These improvements would require Coastal Development Permit approval and would be located on the portion of the merged lot subject to the C-RA-B2 zoning designation. The total 3,509 square feet of proposed development would in a floor area ratio of 0.88 percent on the 4.32-acre (188,180-square-foot) merged lot, pursuant to the definitions of floor area and floor area ratio in Coastal Zoning Code Section 20.130.030 (Definitions of Specialized Terms and Phrases). The maximum height and minimum setbacks for the proposed single-family residence, accessory dwelling unit, and parking structure cannot be determined from the submitted application materials.

The proposed development would also include various site improvements, including, but not limited to, grading activities of undetermined quantities and improvements to access, hardscaping, and landscaping.

Coastal Development Permit approval is required pursuant to Coastal Zoning Code Sections 20.68.030 and 20.68.060 because the project involves activities that the meet the definition  of development in Coastal Zoning Code Section 20.68.030 that cannot be exempt from or categorically excluded from the requirement to obtain Coastal Development Permit approval, including, but not limited to development activities regulated by the Subdivision Map Act, significant alteration of land forms, including grading near or on a coastal resource, the construction of a new primary residential structure and related improvements on a vacant lot, and the construction of a new self-contained residential unit (accessory dwelling unit).

Conditional Use Permit approval is required pursuant to Coastal Zoning Code Section 20.62.060(D), Table 5-1-c, because the project involves establishing “Single-family dwellings, attached or detached” residential land use on a portion of a property subject to the C-OA zoning designation for which the Land Use tables for C-OA zoning designation designates the “Single-family dwellings, attached or detached” residential land use as a Conditional Use with the “U” symbol which imposes the requirement to obtain Conditional Use Permit approval for such land uses with that designation and subjects them to Marin County Code Section Chapter 22.48 (Conditional Use Permits).

Merger approval is required pursuant to Section 22.92.020(C) of the Marin County Development Code because the property owner has made a written request to the director (an owner-requested merger) to merge two or more contiguous parcels or units of land that do not meet the requirements contained in Section 22.92.020(A)(2).

Land Use Info

Zoning: C-OA (Coastal, Open Area District) for Assessor’s Parcel Number 193-162-11 and C-RA-B2 (Coastal, Residential Agricultural District, combined with the Coastal Minimum Lot Size "-B2" Combining District) for Assessor’s Parcel Number 193-172-04
Countywide Plan Designation: C-OS (Coastal, Open Space Land Use Designation) for Assessor’s Parcel Number 193-162-11 and C-SF5 (Coastal, Single-Family 5 Land Use Designation with a residential density of 2 to 4 units per acre) for Assessor’s Parcel Number 193-172-04
Community Plan (if applicable): Bolinas Community Plan (1975) for both Assessor’s Parcel Numbers 193-162-11 and 193-172-04