Strawberry’s Seminary Site: A Transformative Redevelopment Ignites Debate in Marin County
Marin County supervisors are on the brink of a big decision about North Coast Land Holdings’ proposal to redevelop the former Golden Gate Baptist Theological Seminary campus in Strawberry.
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This 127-acre site could soon see hundreds of new residences, a large residential care center, and a preschool and fitness facility. Supporters say Southern Marin and the county desperately need more housing, but not everyone is on board.
Local residents are voicing concerns about traffic, environmental impact, and how the project might change the character of Strawberry. The outcome will shape the future of this well-known spot.
A Vision for Southern Marin: Housing, Care, and Community Amenities
North Coast Land Holdings has a bold plan for the seminary campus. They want to swap out much of the current housing for a denser, modern residential community.
The proposal calls for 337 residences with a total of 859 bedrooms, replacing 139 of the existing 152 housing sites. They’ve set aside 70 units as below-market-rate housing, which could help chip away at Marin County’s housing shortage.
Expanding Senior Living and Educational Facilities
The redevelopment goes beyond just homes. It features a 267,354-square-foot residential care center designed for seniors, offering 100 independent living units and 50 assisted-living/memory care units.
This addition could give older adults in Mill Valley, Larkspur, and nearby areas more options. There’s also a 20,000-square-foot preschool and fitness building in the works.
State law counts all senior housing units as a single residence, which affects how dense the project appears on paper. That’s a technicality, but it matters for planning.
Addressing Community Concerns: Traffic, Density, and Environmental Impact
The project’s size has residents and groups like the Seminary Neighborhood Association asking tough questions. Traffic is a big worry.
North Coast Land Holdings referenced a 1953 permit that could technically allow 1,000 students on site. Now, after talks with the neighborhood association, they’ve agreed that if there are more than 325 commuting students, those students must live on campus.
This compromise is meant to keep traffic from overwhelming local roads, especially around Belvedere Tiburon.
Architectural Design and Neighborhood Accord
The developer plans to build mostly three-story buildings, with just a few four-story structures in one area. That’s a nod to neighbors worried about the project towering over their homes.
Because of these design changes and traffic agreements, the Seminary Neighborhood Association won’t pursue legal action. That’s a pretty significant step toward getting the project approved by county supervisors.
Navigating Regulatory Hurdles and Affordable Housing Debates
Not everyone’s convinced. Some opponents argue the plan goes against the Strawberry Community Plan, which lays out the area’s long-term goals.
There’s skepticism about the density bonuses and concessions the county staff reportedly gave the developer. The calculation of replacement affordable units is another hot topic.
Critics say North Coast didn’t count all the demolished housing and dorm units, possibly leaving some low-income residents without homes. The developer says only 57 tenants remain and insists the new housing and amenities will benefit Southern Marin.
Environmental Considerations: Fill and Bay Mud
The project also faces environmental questions. North Coast wants to place 220,000 cubic yards of fill on a two-acre playing field instead of hauling it away.
That plan has sparked concerns about geotechnical stability, especially since the area sits on bay mud. County staff say they need to review those risks more closely.
The Road Ahead: Housing Goals and Local Control in Marin
Marin County officials say the project fits with the county’s housing element projections for the seminary site. They see the redevelopment as a way to add taxable parcels, which could help the county’s finances.
North Coast plans to offer some units as condominiums, but many will be rentals. This mix might bring some much-needed flexibility to the local housing market.
Supporters often point to state housing laws that limit local control. If the project gets denied, those laws could allow for even denser development, which makes the supervisors’ decision on this Strawberry project anything but straightforward.
Here is the source article for this story: Major Strawberry development project on brink of approval
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