North Coast’s plan:
In aggregate, The Project produces one of the least dense communities in southern Marin, at approximately 3.3 units to the acre. If the 100 independent residences within the Residential Care Facility are included in the density calculation (which is not how the County counts a Residential Care Facility), the site would still be one of the least dense communities in Marin County at 4.3 units/acre.
The Project includes less proposed housing than desired by certain members of the community. Because of the large scale of the site, the comparatively low density of the site and the clustered nature of the housing (described in detail below), it is true that the site can easily accommodate additional housing. North Coast believes that the environmental review process should evaluate the site's actual residential development capacity and consider how this project might accommodate part of the affordable and workforce housing need.
The design of the Residential Areas is sensitive to and compatible with the scale and form of the surrounding area. The design focuses on architecture, site planning, and amenities to provide a stable, safe and attractive neighborhood that address the following principles:
In response to the local community’s urgent need for affordable and workforce housing and Strawberry neighbors’ desire for lower traffic impacts from housing, North Coast preliminarily developed a preference program that allocates housing, including affordable housing, to the local workforce. Preference would be given to on-site workers, students, faculty, and staff, thereby reducing the need to commute and reducing potential traffic impacts of the site.
The proposed mechanism to do so is through a Certificate of Preference (COP) program. (The City of San Francisco pioneered the COP program in order to give members of its local workforce previously displaced from surrounding neighborhoods a preference for affordable housing.) North Coast can establish a similar program that will give preference for residential options to on-site users and workers.
North Coast proposes to build a Residential Care Facility within the Dorm Hill Residential Area. The facility will offer approximately 100 independent living and 44-50 assisted living and memory care residences.
The Residential Care Facility will provide a much-needed residential alternative for the aging demographic in Marin County. Currently, there is strong demand for this type of community in the area, and significant growth in Marin’s senior population supports continued demand for new development.
The operational characteristics will include:
Students of the adjacent academic campus could take advantage of the senior community for tutoring, mentoring, and volunteering. (Note: studies show that youth involved in intergenerational mentoring tend to have improved grades and reduced school absences. Children in schools where older adults are prevalent (15+ hours of volunteerism per week) have higher reading scores and fewer behavioral problems. Preschools with intergenerational programs have higher developmental scores.)
North Coast’s residential proposal is divided into distinct neighborhoods throughout the site. For more information on each neighborhood, please select the area below.