Oaks Senior Living Master Plan Amendment, Design Review Amendment, and Tree Removal Permit (P5816)

The project approved by the Board of Supervisors in 2018 consists of a residential care facility contained in two buildings, on a 9.6-acre, vacant lot located in unincorporated San Rafael, between Lucas Valley Road and Marinwood Avenue. The previously approved residential care facility contains a total of 126 apartments, consisting of 75 assisted living and 51 apartments, either assisted living or independent living units, and five affordable units. The proposed amendment would increase the number of apartments by 38 for a total of 169 apartments, and requests to modify the type of apartments provided such that 77 independent living, 61 assisted living and 24 memory care apartments are proposed. A total of seven affordable units would now be provided with the amended project. Consistent with the project approved by the Board of Supervisors, the affordable units would continue to be provided in Buildings A. The number of stories of the proposed buildings would increase from the originally authorized two- and three-story buildings, to both buildings containing three stories over a subterranean parking garage.

Under the amended project, the floor area of Building A would increase from 25,853 square feet to 77,278 square feet, and the floor area of Building B would increase from 75,937 square feet to 94,990 square feet. The proposed subterranean garage would now span underneath both buildings and  a total of 122 parking spaces would be provided on site. The seven affordable housing units would each contain 687 square feet of floor area, for a total of 4,809 square feet, and would be located on the ground floor/subterranean level of Building A. The proposed total floor area on the 9.6-acre (417,305 square feet) site would be to be 172,268 square feet (exclusive of the subterranean garage), resulting in a floor area ratio of 41-percent. The floor area proposed with the amended project would result in a 70,474-square-foot increase in floor area from the previously approved project. (The project previously approved by the BOS contained 101,794 square feet of floor area.)  

Building A would contain four stories and would have a maximum height of approximately 53 feet 4 inches, as measured from natural grade. (An increase in height of 22 feet from the previously approved project.) An interior courtyard would be located within the center of the building; decks are proposed on two upper building levels. Building A would be the following distances from property lines: 42 feet from the eastern (front) property line; more than 300 feet from the northern (side) property line; 125 feet 6 inches from the western (rear) property line; and 118 feet 9 inches from the southern (side) property line.

Building B would contain four stories and would reach a maximum height of approximately 50 feet 10 inches, as measured from natural grade. (An increase in height of 12 feet from the previously approved project.) An interior courtyard would be located in the central portion of Building B; decks are proposed on two upper levels of the building. Building B would be the following distances from property lines: 162 feet 9 inches from the eastern (front) property line; 107 feet from the northern (side) property line; 102 feet 8 inches from the western (rear) property line; and more than 300 feet from the southern (side) property line.

The exterior façade of the proposed buildings remains unchanged with use of natural materials in subdued earth tone colors, including natural wood siding, beige stucco, and stone veneer columns. The retaining walls consist of a combination of stacked block walls and tan colored concrete walls (around the rear perimeter of the new buildings, as well as along the 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.

The project 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. Under the amended project the vehicular bridge is proposed be to widen to 40 feet to accommodate a Class 1 pedestrian pathway along the entire frontage of the property. The proposed bridge would include a 12-foot-wide pedestrian pathway and two 12-foot vehicular lanes.  Widing the bridge would increase the retaining walls in the immediate area to 16.5 feet. The proposed storm drainage system would include a series of catch basins, rain wash drainage pipes, and bio-retention basins. The proposed retaining walls along the new driveway and between Highway 1 would range in height from four to 13 feet. Stepped seven foot retaining walls are also proposed around the perimeter of the proposed buildings. 

The landscape plans for the project include new shrubs and trees along the entrance driveway, as well as restorative planting using native plants. A total of 57 trees would be removed to accommodate construction of the project, 46 considered protected or heritage trees under County code. The landscape plan includes a comprehensive tree replacement plan, entailing at least a two to one ratio for those trees being removed. 

The subject property is subject to the Oakview Master Plan. Design Review Amendment approval is required because the project was previously approved by application P1547 approved by Marin County Board of Supervisors on December 11, 2018. Master Plan Amendment is required to increase the unit count and to increase the floor area. Tree Removal Permit is required because the project would entail the removal of an additional six mature healthy, native trees that are protected under Marin County code.

Zoning: RMP-1.38
Countywide Plan Designation: PR
Community Plan (if applicable): n/a