Plans are underway for a new low-density residential project at 8161 Redwood Boulevard in the city of Novato, Marin County. The proposal would build 80 affordable housing units in 23 structures covering an eighth of the 13-acre property. Habitat for Humanity is responsible for development.
Habitat Redwood Boulevard site map, illustration by Dorman Associates
The Airport Land Use Commission is scheduled to review the proposal tomorrow, October 25th. City staff has recommended the commission find the project inconsistent with the Airport Land Use Plane policy due to its proximity to Gnoss Field Airport. The property is two-thirds of a mile away from the small airport, perpendicularly from the runway.
Habitat Redwood Boulevard project, image via Google Satellite
Novato City Council can either overrule the ALUC recommendation or request Habitat for Humanity redesign the plan to be consistent with the ALUP. According to the ALUC recommendation written by city staff, if the city overrides the ALUC recommendation, Habitat for Humanity “shall grant avigation easements to the County upon issuance of a Building Permit.”
Mock-up of a multi-unit apartment building for Habitat Redwood Boulevard, rendering by Dorman Associates
The Habitat Redwood Boulevard spreads 80 affordable units across 23 buildings to yield 109,650 square feet of built area. The plan includes six detached single-family dwellings, three six-plexes, and fourteen four-plex units. The single-family dwellings will average 1,480 square feet each, while the apartment buildings will offer residences ranging from 864 to 1,490 square feet. An additional commercial building will span 2,350 square feet.
Habitat Redwood Boulevard pedestrian view, rendering of design by Dorman Associates
Parking will be included for 185 vehicles, primarily for private residential parking with 23 spaces for the office. Dedicated areas will also be allow parking for 45 bicycles. The property is a mile away from the Novato San Marin train station serviced by Sonoma Marin Area Rail Transit, i.e., SMART. Neighbors include a Days Inn Hotel, the Buck Institute for Research on Aging, and the distinctively designed Birkenstock warehouse.
PGAdesign is responsible for the landscape architecture, and DVC Group will be the civil engineer.
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The development of land uses that are not compatible with airports and aircraft noise is a growing concern across the country. In addition to aircraft noise, there are other issues, such as safety and other environmental impacts to land uses around airports which need to be considered when addressing the overall issue of land use compatibility.
Could also be a violation of SB 244, Local government: land use: general plan: disadvantaged unincorporated communities, and SB 1000, Land use: general plans: safety and environmental justice. These laws have the goal of protecting people from airport impacts and reducing the unique or compounded health risks in disadvantaged communities and to foster economic, social, and educational equality. California Health and Safety Code required protections from environmental noise in building codes. An agency is required to find that a “project may have a ‘significant effect on the environment’” if, among other things, “[t]he environmental effects of a project will cause substantial adverse effects on human beings, either directly or indirectly.
This development locates vulnerable populations in areas exposed to toxic hazards and other dangers. Affordability strategies should be evaluated based on their impacts on other community objectives, including economic opportunity, public safety and health, economic development, and environmental protection.