Howard Trust (CLAM) Coastal Development Permit (P6536)

The applicant, the Community Land Trust Association of West Marin (CLAM), on behalf of property owners Howard Trust et al., requests approval of a Coastal Development Permit (CDP) to:

1.    Subdivide the existing property; and
2.    Convert the existing 21-room hotel located at 13275 Sir Francis Drake Boulevard, Inverness, California, into ten (10) income-restricted dwelling units.

Proposed Land Division

The proposed land division would subdivide the existing approximately 14.97-acre (652,093-square-foot) developed lot into two distinct parcels, as depicted on the proposed Tentative Map:
       

         Parcel A: A 10.37-acre (451,717-square-foot) lot containing five existing buildings proposed for conversion into deed-restricted affordable housing.
         Parcel B: A 4.60-acre (200,376-square-foot) lot containing the existing single-family dwelling.
 

Proposed Conversions and Interior Remodel (Parcel A)
 

The project would convert existing lodging rooms into ten (10) affordable housing units containing a total of 14 bedrooms, all within Parcel A. Existing site improvements within Parcel A—including visitor parking, site circulation, walkways, patios, and recreational amenities such as the tennis court, swimming pool, and pool deck—would be preserved and made available for use by the affordable housing tenants.
 

Proposed new improvements (Parcel B)
 

The project would construct and install an on-site septic system to serve the existing single-family residence on Parcel B, widen and resurface the existing driveway, and make general site improvements necessary to accommodate the proposed land division.
 

Existing Conditions

The subject property encompasses approximately 14.97 acres (652,093 square feet). The property was developed for, and has historically been used as, visitor-serving accommodations and contains several established lodging and cottage structures. Existing development includes multiple cottage and lodging buildings, together with associated parking and site circulation areas. The property also contains walkways, patios, and other site improvements associated with the existing visitor-serving use. Recreational amenities include a tennis court, swimming pool, pool deck, and other amenities typically associated with visitor-serving uses such as lodging and hotels. Additional site infrastructure includes utility facilities, including wells and on-site septic systems, as well as drainage improvements, culverts, landscaping, and other improvements associated with the existing hotel use.

The hotel currently consists of 21 units, including 20 lodging units and a separate three-bedroom residence occupied by the property manager. The 20 lodging units collectively contain 23 bedrooms and are located within five separate buildings. The manager's residence is a detached, three-bedroom dwelling separate from the lodging units, with its own entrance and associated parking.

Coastal Development Permit approval is required pursuant to Marin County Local Coastal Program Implementation Section 22.68.030 because the proposed project constitutes development within the Coastal Zone.

Zoning: C-RCR (Resort and Commercial Recreation)

Countywide Plan Designation: C-RC ( Recreational Commercial Coastal Zone)

Community Plan (if applicable): Inverness Ridge