Project Description – Marinda Heights
The project applicant, Timberstone LLC, is seeking Vested Tentative Map, Design Review, Hill Area Residential Development Permit, Ridgeline Development Permit, and Excavation Permit approvals to subdivide the 100.5-acre property known as the Wall property into the Marinda Heights subdivision of ten 10+-acre parcels and construct a single-family residence on each of the new parcels (for a total of ten residences). The property in question and areas proposed for development are further described as follows:
The Marinda Heights (aka Wall) property is steeply sloped (the majority exceeds 40% in slope) and roughly pincer-shaped, with the two pincers roughly parallel and comprised of ridgelines angled downward from northeast-southwest. The property is bounded by ridgeline residential development to the east, open space to the northeast, residential development to the northwest, a combination of residential development and two schools to the west, and residential development to the south.
Vehicular access for nine of the proposed residential parcels would be via a private roadway extension of Marinda Drive. Two of those nine residences would further be accessed from a new driveway extending westward off of the Marinda Drive extension. Access for the other residential parcel would be via a combination of a roadway extension of Ridgeway Avenue and new driveway. Modifications to reduce its maximum grade are proposed to the existing Marinda Drive fire road above the fire water tank.
Residential building envelopes are proposed for each parcel, comprising a total of approximately 4½ acres of the total site. Another approximately 3 acres of hardscape are proposed for access roadways, driveways, and the fireroad. The remaining 93 acres (or approximately 93 percent) of the site are proposed for either public trails or permanent undeveloped private open space.
The elevation of the site ranges from 165 feet to 732 feet. Structural development is proposed to occur between site elevations of 251 feet to 538 feet. The highest elevation development proposed is a fire water supply tank. The fireroad extension of Marinda Drive is proposed to be extensively regraded above the fire tank to reduce its maximum grade.
The applicant is proposing three new public trail easements: one on the side of the existing spur ridge fire road running from the end of Marinda Drive to the ridgeline at the Sleepy Hollow divide; a new trail running roughly parallel with the slope, from the southeasterly property line adjacent to the trail on the Ridgeway Avenue right-of-way to the Marinda fire road/access easement next to the water tank; and a new uphill-downhill trail running from the new cross-trail, roughly parallel to the Marinda Drive extension, ending at the existing end of the pavement on Marinda Drive.
The applicant is proposing to permanently protect 93% of the property in its natural state. The open space restrictions will apply in conjunction with the proposed Fire Management Plan and Vegetation Management Plans to maintain and enhance natural resource values.
Proposed utilities include water service from Marin Municipal Water District, sanitary service from Ross Valley Sanitary District, and gas and electric service from PG&E.
Concurrent with the subdivision application, the applicant is also submitting applications for Design Review and Hill Area Residential Development for each of the ten proposed residences, and a Ridgeline Development Permit application for the portions of the project that are located within the ridgeline. Residences and accessory structures that exceed height limits will require Variances. Excavation permits will be required for sites that exceed 100 cubic yards of grading.
Residential building envelopes are proposed for each of the parcels, ranging in size each from approximately 1/5 to 4/5 of an acre, and totaling approximately 4½ acres of the 100.5 site.
The applicant has represented that all of the proposed homes incorporate energy conservation systems and grey water and runoff reuse. In addition the proposed construction would follow Green Point principles for livability, sustainability and conservation.
The applicants have conducted various technical studies assessing the feasibility of the site for the proposed development. The studies are included in the application materials.
The property consists of one legal parcel, comprised of four Assessor’s Parcels, numbered: 001-150-12, 001-160-09, 001-171-51, and 001-251-31. The three largest Assessor’s Parcels (001-150-12, 001-160-09, and 001-251-31) are zoned UR-10 (Upland Residential, 10 acres per unit). The smallest Assessor’s Parcel (001-171-51) is zoned RS 7.5 (Single Family Residential, 7,500 square foot per unit).